Town of Palmer Lake Articles

• Studies of finances, water, and traffic presented
• Public hearing on annexation petition
• Attorney addresses litigation
• Petitioner’s presentation
• Public comments
• Approval by the board

By James Howald and Jackie Burhans

In May, the Palmer Lake Board of Trustees (PLBOT) took up a second, revised petition to annex a 24-acre plot of land south of County Line Road and west of I-25, which is the proposed site of a 74,000-square-foot Buc-ee’s travel center. The site is about 1.8 miles east of the current town boundary. The board held a workshop to review studies addressing the impact of the proposed travel center on the town’s finances, water infrastructure and traffic. The board held a special meeting on May 29 that included a public hearing on the second annexation petition and a vote on a resolution regarding eligibility for annexation.

Studies of finances, water, and traffic presented

On May 5, the PLBOT held a nearly five-hour special meeting to review three independent reports, all funded by Buc-ee’s. All board members attended, along with the town administrator, attorney, police chief, fire chief, and more than 50 residents, The reports analyzed the revenue, water, and traffic impacts if Buc-ee’s moves forward. Board members and attendees asked questions after the presentations. Based on feedback from this meeting, the fiscal report was updated on May 21. Find all three final reports at bit.ly/buc-ees-reports.

Senior Principal Dan Guimond presented Economic & Planning Systems’ (EPS) fiscal impact report. He outlined EPS’s analysis of the proposal, its timing, and estimated general fund revenue and expenses over several years.

Revenues from taxable retail sales are projected at $31.8 million in 2027, generating about $995,000 in sales taxes at current rates. However, municipalities often negotiate a 1.1% sales tax incentive with Buc-ee’s, potentially reducing revenue by $326,000. Gas sales are excluded, as those taxes go to the state. EPS estimates the one-time use tax during 18 months of construction to be $379,500. Property taxes are expected to rise significantly post-construction, reaching $400,000 in 2027, to be collected in 2028.

Expenses fall into three categories: town operating costs, capital costs for town departments that may or may not be reimbursed, and development-related capital costs that the developer covers. Guimond outlined operating and capital cost estimates for Palmer Lake Police, Fire, and Public Works. Operating costs would rise by $1 million, plus $5.9 million in one-time capital expenses.

Buc-ee’s is expected to spend $10.52 million on transportation upgrades, including improvements to I-25 and County Line Road, interchange ramps, signals, and turn lanes. Costs to extend the town’s water infrastructure would be $5.5 million and may be shared.

Guimond addressed board questions submitted by email. He said the sales tax incentive was discretionary and negotiable. EPS could not use data from Johnstown Buc-ee’s as it lacked full-year data, and there was no public data to review. The board asked why Buc-ee’s would cover only 25% of water upgrades. Guimond cited a GMS water report estimating Buc-ee’s annual usage at 1.19 million gallons per year, compared to total town consumption. Fire Department staffing estimates, he said, came from the Fire Chief John Vincent.

Havenar questioned why the report showed the town covering costs the developer should pay, calling some expenses inflated and revenue estimates conservative. She emphasized that development typically funds itself, per the Palmer Lake Master Plan.

Other board members asked about general fund expenditures, Fire Department estimates, and whether increases accounted for annexing properties along County Line Road. Public comments covered assumptions, actual costs, Buc-ee’s financial responsibility, and whether Monument Fire Department could continue servicing the property. Guimond said the report outlined assumptions and distinguished between pre-existing needs and Buc-ee’s impact. He noted EPS estimated costs, but did not address financing.

GMS Inc., an engineering firm that has advised Palmer Lake regarding water infrastructure, presented the second report. Senior Engineer and Project Manager Mark Morton summarized findings on Buc-ee’s increased water demands and necessary improvements. He said the report also accounts for long-term population growth and existing deficiencies. GMS listed $10.4 million in needed improvements including a waterline extension costing $5.6 million and facility upgrades for $4.8 million.

The board questioned recycling gray water vs. reclaiming water, the number and locations of wells, xeriscaping, and whether Buc-ee’s could proceed without annexing into Palmer Lake. In the public question portion, Rachel Zancanella, Division 2 engineer for the Colorado Division of Water Resources (DOWR), offered to meet and review Palmer Lake’s water portfolio and rights.

A resident raised concerns about depleting aquifers, long-term sustainability, and rising pumping costs. Morton expressed interest in further discussions with DOWR and emphasized the need for renewable water from non-tributary sources. Morton clarified that Buc-ee’s would connect to Monument Sanitation District for wastewater, not Palmer Lake Sanitation District.

Traffic Engineer Max Rusch of Stolfus & Associates presented the final report. He noted that Buc-ee’s conducted its own traffic study, which the Colorado Department of Transportation (CDOT) would review for the I-25 interchange. Stolfus analyzed traffic at the I-25 ramps, the Beacon Lite Road and County Line Road intersection, and the Spruce Mountain Road and County Line intersection near town, finding little impact at the Spruce Mountain Road intersection.

Rusch said Stolfus conducted its own traffic counts and trip-generation analysis to assess Buc-ee’s proposed improvements. To account for summer peak volumes, Stolfus adjusted its traffic counts. Key findings showed that I-25 would function more efficiently with Buc-ee’s upgrades, full access should be allowed in and out of the church at Beacon Lite Road, and Buc-ee’s may need to modify its middle access left turn to accommodate queueing.

Rusch addressed board-submitted questions on residential driveways along Beacon Lite and left turns onto County Line. He said Stolfus did not anticipate egress issues and noted a dedicated through lane for left turns. While Stolfus did not conduct a formal safety study, Rusch did not expect Buc-ee’s to impact I-25 operations. The firm did not examine Beacon Lite and Highway 105, as it does not anticipate significant southbound traffic from Buc-ee’s. Attendees then asked about the traffic study used, count dates, seasonal adjustments, and whether Stolfus accounted for future development which it did not.

Readers can find links to the agenda, packet, and meeting videos at bit.ly/250505-plbot-special.

Public hearing on annexation petition

On May 29, the board held a special meeting that included opening remarks from Town Attorney Scott Krob and a public hearing that began with a presentation from Nina Ruiz of Vertex Consulting Services, who represented the annexation petitioner Monument Ridge West LLC. The meeting included public comments and ended with a vote on Resolution 46-2025, which confirmed annexation eligibility.

The meeting was held in the Palmer Lake Town Hall. In anticipation of a large turnout, the hall was reconfigured, moving the trustees up to the area in front of the fireplace and adding extra seating for up to 120 attendees. A large-screen TV with a livestream of the meeting was installed on the patio of the Town Hall for those who could not be seated. At least 30 people listened from outside the hall, trying to stay dry as light rain fell. Some of them complained to the board that they had trouble hearing the livestream.

Attorney addresses litigation

In his remarks preceding the public hearing, Krob addressed litigation filed by Integrity Matters (IM), a local nonprofit watchdog group. Krob argued board meetings had met the requirement of the state’s “sunshine laws,” which simply require meetings to be announced 24 hours before they are held. Krob said a temporary restraining order requested by IM requiring the special meeting to be moved to a larger venue had been denied by the court, which also denied a second motion from IM which claimed the meeting was in fact a closed meeting because everyone could not be seated. Krob said the court agreed the special meeting was an open meeting and everyone who wanted to be heard would be heard.

Krob addressed other concerns about the annexation process that had been raised by the community. He said the town was required to have a three-mile plan in place before the final decision to annex, not before the annexation eligibility hearing. He explained the second annexation petition before the board at the special meeting sought to annex the entire width of County Line Road, not just the southern half, which means the necessary contiguity can be achieved with three annexations instead of six. He stressed the special meeting was only to address the question of eligibility, and other issues would be addressed during a later meeting at which the final decision about whether to annex would be made. He reviewed the state statutes governing eligibility for annexation.

Petitioner’s presentation

Following Krob’s remarks, Mayor Glant Havenar opened the public hearing and Ruiz discussed the legal requirements that must be met for eligibility. Ruiz said the petition met the requirements of C.R.S 31-12-104, specifically:

• There is one-sixth contiguity between the town and the property to be annexed.
• There was no intent to use the land, which is vacant, for agricultural purposes.
• It was practical for the town to extend water service to the property on the same basis those services were provided to other citizens.
• The property was within the three-mile limit.

She went on to address the requirements of C.R.S. 31-12-105, arguing:

• The land to be annexed is under the ownership of a single person who has signed the annexation petition.
• The land is not being annexed into two municipalities at the same time.
• The annexation will not impact school district boundaries.
• The annexation will not extend municipal boundaries by more than three miles.
• An appropriate three-mile plan is in place.
• Owners of adjacent land have been notified.
• There are no additional requests to annex land along the path of the annexation.
• The request seeks to annex both sides of County Line Road, even though it is not platted and this requirement does not apply.
• Access is not denied by the annexation.
• The owners have signed the annexation request.

Public comments

Havenar then opened the hearing to comments from the public. Many of the speakers raised issues outside the limits of eligibility, such as water availability, light pollution, loss of property value, and a potential increase in crime. Despite the efforts of Havenar and Trustees Kevin Dreher and Dennis Stern to limit remarks to eligibility, many speakers were determined to make their points, resulting in the speaker and the mayor or board member talking over each other. In two instances these exchanges became so heated that Havenar called five-minute recesses to allow tempers to cool. Most of the speakers were opposed to the travel center.

Marty Brodzik questioned the legality of the hearing, since necessary documents had not been prepared 25 days before it was held.

Linda Von Matre said the integrity of the annexation procedure was compromised, because some attendees of the hearing on Dec. 12 had been forced to stand outside the too-small venue in cold weather. She said she believed the outcome was predetermined and faulted Havenar for meeting with Buc-ee’s lobbyist Mark Waller when the rest of the board was not present.

Caitlin Quander, an attorney speaking on behalf of the Malone Family Foundation, which was instrumental in the creation of the Greenland Open Space just north of property, cited concerns with the ability to integrate the site into the town and with open space, wildlife, and dark skies. She said requirements to announce meetings had not been met and the resolution to declare the property eligible for annexation listed the owner of the property incorrectly. The Malone Family Foundation had spent more than $90 million on the open space, she said, and is prepared to do what is necessary to protect it.

Kat Gayle, chief legal counsel of Integrity Matters, argued the hearing needed to abide by open meetings laws and questioned whether a real “community of interest” could exist between the town and the travel center.

Darren Fike asked how the property could be eligible for annexation if the travel center would violate the town’s ordinances regarding light pollution.

Roy Martinez argued the notices to adjacent landowners were premature and therefore invalid.

Christie Beverly said the community of interest requirements, which are more stringent for “flagpole” annexations, were not met because the site could not be urbanized as the law requires due to the protected open space to the north and the residences to the south.

Todd Messenger, a lawyer representing the United Congregational Church, which owns land between the town and the property to be annexed, also questioned whether the community of interest requirements were met.

Trustee Amy Hutson asked Krob to clarify the concept of “community of interest.” Krob said there was confusion in the community on this point and that the term means there is a common interest between property to be annexed and the town, potentially in the areas of traffic or tax revenue, and it does not mean the annexation is in the best interest of the community. That is addressed in the next step of the annexation process, he said.

Krob addressed some of the points raised by the public comments. He explained the conservation easement affects the north side of the property and restricts commercial development within the easement. The applicant doesn’t intend to use that part of the property for commercial purposes, he said. He argued the proposed travel center meets the requirement for urbanization.

Ruiz said she agreed with Krob’s conclusions.

Approval by the board

Following the public hearing, the board voted on a version of Resolution 46-2025, which had been amended to show the correct name of the property owner. Trustees Shana Ball, Tim Caves, Dreher, Hutson, Stern, and Mayor Havenar voted in favor; Trustee Atis Jurka voted nay. With six votes, the resolution passed. The vote was met with boos and shouts from the crowd.

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

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

Other Palmer Lake Board of Trustees articles

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

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

Topics

• Buc-ee’s annexation discussion rages on
• Social media policy debated
• Police Department workshop
• Elephant Rock workshop
• Single trash hauler workshop

By James Howald and Jackie Burhans

This article covers the second board meeting for February, which was held after the February issue of OCN went to press, and the two board meetings held in March.

Issues raised by the proposed Buc-ee’s travel center were a central focus of the Palmer Lake Board of Trustees (PLBOT) in February and March.

In response to the contentious discussion of the Buc-ee’s travel center in social media, the board looked at revising its policies governing use of social media by board members.

The PLBOT also held workshops on the future direction of the Palmer Lake Police Department, the use of the Elephant Rock property, and the possible transition to a single-hauler trash service for the town. The discussions at the workshop led to actions and further discussions at the board meetings.

Buc-ee’s annexation discussion rages on

A lawsuit against the town brought by a Colorado Springs watchdog group named Integrity Matters and Buc-ee’s annexation petition were discussed by the board at the executive session following its board meeting on Feb. 27. Executive sessions are used to discuss negotiating positions and legal advice that are not made public, so details of these discussions are not known.

At the March 13 board meeting, Scott Krob, the town’s attorney, announced that the annexation request for the Buc-ee’s travel center had been withdrawn. He said the resolution passed by the board that declared the land eligible for annexation was null. Krob did not provide details about why the annexation request was withdrawn. There have been reports in other news outlets that the annexation petition will be resubmitted.

At the same board meeting, Mayor Glant Havenar asked the board to approve Resolution 25-2025, authorizing a contract with GovPro Consulting LLC, owned by Judy Egbert, to provide the town with election assistance. The memo from GovPro Consulting included in the board packet specifies that Egbert will advise the town regarding the potential recall elections of Trustees Shana Ball, Kevin Dreher, and Dennis Stern.

The scope of services includes reviewing all documents submitted by citizens, establishing a calendar for the recalls, providing a ballot security plan, overseeing the printing of ballots and envelopes, and training election judges. GovPro Consulting will charge $80 an hour. If any of the three recall elections take place, the town will pay a lump sum of $8,000 per election; if the recall elections do not take place, the hourly rate will be charged for the work done.

Town Administrator Dawn Collins estimated the cost to the town would be $20,000 per election, including consulting costs.

Havenar said the recalls were “an abhorrent waste of taxpayers’ money.”

Ball, Dreher, and Stern are the targets of recall petitions because some believe that procedural mistakes were made in the annexation eligibility hearing and those trustees might favor proceeding with the Buc-ee’s travel center.

The Integrity Matters litigation was discussed in the executive session that preceded the March 27 board meeting.

At that meeting, Krob said the traffic study commissioned as part of the Buc-ee’s annexation request had been posted. The fiscal impact study and the water study were in draft form and would be available in about a week, Krob said.

At the same meeting, in her administrative report, Collins said the petitions to recall Ball, Dreher, and Stern had been approved as to their legal form. The petitioners will have 60 days from the date of approval to collect at least 275 names of registered voters that live in Palmer Lake. If the names are verified, a recall election date will be set. Collins said the recall election would need to be scheduled within 90 days following the verification of the signatures; she asked to have the entire 90 days to plan and organize the election.

Later in the March 27 meeting, the board voted unanimously in favor of Resolution 28-2025, which rescinds an earlier resolution that declared the property proposed for the travel center eligible for annexation.

In the public comments portion of March 27 meeting, resident Roger Moseley made three criticisms of the board’s handling of the annexation request: the board had been too secretive, the normal contracting process was bypassed for the three studies done to determine the potential impacts of the travel center, and studies had not been released to the public in what he considered a timely manner.

Social media policy debated

At the March 13 meeting, in a broader discussion of trustee expectations, Havenar asked if the board felt a need to add something to its policies governing the use of social media. Krob pointed out that if the use of social media was paid for by the town, then it constituted a public forum and could not be restricted, but personal pages or accounts did not represent the board. Krob recommended that the board have a policy it could stick to in the heat of controversy.

Havenar said all the board members had “taken a beating on social media,” and had been subjected to “lies and filth.” She said she had the right to protect herself and did not want to see a strong policy. The board directed Krob to draft a policy for review at its next meeting.

At the March 27 meeting, the board discussed the policy that Krob had written, which distinguishes between content created on behalf of the town and content created by town employees and officials for personal purposes. The policy states: “Employees must recognize that most uses of personal social media are still part of the public domain regardless of privacy settings and are easily replicated and published.”

The policy goes on to state that employees must not use their town email account, logins or passwords with a personal social media profile, and, when posting personal content, must make clear that they are speaking as private citizens not as representatives of the town. The policy specifies: “Personal activity is the personal responsibility of the employee or official, including the consequences that flow from such activity.”

Trustee Atis Jurka said that when Havenar sends a message to the community speaking as “we the board,” the board should have input to that message.

Dreher emphasized his first amendment right to say whatever he wanted. He took exception to the notion he could not respond to derogatory remarks. Havenar agreed and mentioned she had been mentioned on social media by a board member’s wife.

Trustee Shana Ball said board members have a right to defend themselves during campaigns.

The board took no action on Krob’s updated policy.

Police Department workshop

At a workshop on Feb. 27, Police Chief Glen Smith told the board that, in preparation for his new job in Palmer Lake, he had read a study of the town’s Police Department prepared by retired Police Chief Paul Schultz.

Smith said his first goal is to address standards, policies, and procedures and work toward state accreditation. Accreditation “is the roadmap to bring the entire standard of the Police Department higher,” he said, adding that he was reviewing and budgeting for software tools that assist in gaining accreditation. Next, Smith said, he would assess training on crisis intervention, officer safety, and de-escalation, among other topics. Smith said he wanted to raise the visibility of the department in El Paso County by getting his officers involved in things outside the town. An audit of evidence was underway, Smith said, with an eye to discarding old, unneeded evidence. He said he was also working on a schedule for replacing vehicles. Finally, Smith said he was working on recruitment and retention.

Smith said there were two full-time openings for police officers and a part-time opening for someone to handle administration and evidence.

Following Smith’s presentation at the workshop, the board voted to authorize Havenar to sign a professional service agreement with Architetto Design Studio and Architivity Ltd. to complete a feasibility study to determine the best location for a public safety building used by the police and fire departments. Collins said the state Department of Local Affairs had given the town a $12,500 matching grant for the study.

At the March13 board meeting, the board set a maximum amount of $38,000 for a new vehicle to be used by Smith. Collins said that, although this was not budgeted, there was money in the General Fund that could be used for this purpose. The vehicle will not have the computer and other equipment that patrol vehicles have installed.

At the March 27 board meeting, the board passed Resolution 32-2025, which authorizes the mayor to sign an order for a 2025 Chevy Colorado costing $34,763 for Smith’s use.

Elephant Rock workshop

On March 6, at a workshop on future uses of the Elephant Rock property, John Tool of the Parks and Trails Commission described for the board how the property could be used as a “passive park.” Tool’s presentation was a recap of remarks that Parks and Trails Commission Chair Reid Wiecks gave the board at its February meeting. Wiecks’ vision of a park with five zones can be found in the February issue of OCN here: https://wp.ocn.me/v25n2plbot/.

Havenar asked how much of an increase in traffic on Highway 105 would trigger a requirement by the Colorado Department of Transportation (CDOT) that the town improve the highway. She saw lack of clarity on this issue as an impasse preventing a decision about the future of the property. She also suggested using a portion of the property as a community center.

Trustee Amy Hutson suggested hiring a professional site planner. Trustee Tim Caves suggested selling a portion of the property to Richard and Lindsey Willan for use as a soccer field, selling the remaining buildings on an acre of land to the highest bidder, and reserving a portion for use as a building housing the police and fire departments. Jurka suggested using one of the existing buildings on the property as housing for police officers and firefighters.

Collins pointed out that if the town redeveloped the property, it would need to comply with all current regulations including traffic, drainage, and stormwater management. She also cautioned the board against taking a piecemeal approach to decisions about the property.

At its March 13 meeting, the board returned to the topic of direction for the Elephant Rock property. Havenar asked the board for thoughts on how to handle the remaining buildings and what the Parks and Trails Commission should focus on over the summer.

Collins said she had discussed with CDOT what improvements to Highway 105 the town would have to make to accommodate traffic to the site. CDOT’s first requirement was a traffic study paid for by the town, Collins said. CDOT would require improvements such as turn lanes and deceleration lanes as the amount of traffic to the site increased. In response to a question from Havenar regarding who would own the improved road, Collins said the town would be required to fund the design and any road improvements but the construction would be done by others. Highway 105 would remain a state highway, not owned by the town.

The board members agreed that the Parks and Trails commission should continue with small projects such as signs and benches at the property.

Cave emphasized that a Planned Development document for the property, which addresses issues such as zoning changes and defines uses of the whole property, needs to be prepared. Cave and Hutson volunteered to create the plan.

Single trash hauler workshop

On March13, following up on a suggestion from Stern, the board held a workshop to discuss the selection of a single trash hauler that would serve the entire town. Stern thought a single hauler might mean savings for all residents and fewer trucks on the town’s roads.

Three trash hauling companies—Apex Waste Solutions (doing business as Infinite Disposal), Republic Services, and Waste Connections—made presentations to the board. Their presentations can be found on the town’s website here: https://www.townofpalmerlake.com/bc-bot/meeting/board-trustees-workshop-26.

Later at the March 13 meeting, the board returned to the topic of a single trash hauler. Dreher said he liked the idea but was cautious about imposing a single company on residents. Stern pointed out residents could choose to haul their own trash. Collins agreed with this but added that the companies had assumed all households would participate when they set their prices. Krob said residents could not be required to use the hauler chosen by the board.

The board asked Collins to post information about the vendors on the town’s webpage and put together a one-page summary of each vendor. The trustees agreed to put the topic on the agenda for the first board meeting in April.

**********

The next regular board meetings are scheduled for April 10 and 24. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

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

Other Palmer Lake Board of Trustees articles

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

• Workshop examines water rights and production
• PLES to add preschool program
• Staff reports
• Seats on Planning Commission filled
• Fireworks may return on the Fourth of July
• Three-mile plan map updated
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held a workshop to discuss the town’s water infrastructure on Feb. 11 and a regular board meeting on Feb. 13. A second board meeting is scheduled for Feb. 27, after this issue of OCN goes to press. That board meeting will be reported in the April issue.

At the Feb. 13 meeting, the board heard a presentation from Kim Briding, principal of Palmer Lake Elementary School (PLES) and staff reports from Police Chief Glen Smith, Fire Chief John Vincent, Town Administrator Dawn Collins and Town Attorney Scott Krob. Two seats on the Planning Commission were filled. The board considered an application for a special event permit to hold a Festival on the Fourth celebration. The board revised the map included in its three-mile plan. The plan is a requirement of the annexation of land for a Buc-ee’s travel center that is under consideration by the board.

The Feb. 13 meeting was preceded and followed by an executive session.

Workshop examines water rights and production

Mark Morton, an engineer with GMS Inc., the consulting engineers that the town has worked with on water issues for several years, presented to the board the recent background of the town’s water system and recommendations for its development.

Morton said that in 2017 Tetra Tech, an engineering company with offices in Denver, studied the town’s water infrastructure and found that the system was “maxed out,” and there were few taps available for future development.

In 2020, the town declared a moratorium on the sale of new water taps and hired GMS to study the town’s water availability. This study concluded that Tetra Tech had underestimated water supply, leading to a loosening of the moratorium on sales of water taps.

Morton said the preliminary engineering report (PER) written by GMS considered the entire water system, including the town’s water rights and the town’s ability to produce water. He made a distinction between water rights, which the town owns in abundance, and the upper limit on how much water the town’s wells and treatment plants can produce. Production is the key thing to consider, Morton said.

The PER concluded the town’s water system could meet existing needs, but its capacity is limited.

Morton explained that the town uses groundwater from wells and surface water from its reservoirs. Ground and surface water have separate treatment requirements. The town’s surface water is diminishing. The town has plentiful rights to groundwater, but production is limited by the town’s infrastructure.

The PER made four recommendations:

• Drill an additional well to provide redundancy.
• Increase the production capacity of the town’s groundwater treatment facility by adding a third filter.
• Replace older pipelines that are made of cast iron with lead soldering.
• Reconfigure the pipelines in the southern end of the service area to create loops in place of dead ends. Dead ends need to be flushed, which is a wasteful use of treated water.
  

Morton said extending service to lots in the southern part of the service area that use private wells was considered but discarded as too expensive.

Director Dennis Stern summed up the town’s situation as long on water rights but short on production. Morton said the town also needed to add redundancy to its system.

In 2023, Morton said, the board had reordered the priorities of the PER recommendations. The discussion continued through 2024, and an analysis of the surface water treatment facility showed that the filters had twice the capacity assumed by previous plans, so treatment moved down in priority. Morton emphasized the need for an additional well and for older pipes to be replaced. He said replacing the older lines could be done by Water Supervisor Steve Orcutt’s team rather than being handled by a contractor, thereby lowering the cost of the overall project. He said the reconfiguration of pipelines to remove dead ends needed further discussion by the board. Morton added that the work would likely need to be funded through a loan, not through grants.

Orcutt questioned the plan to remove dead ends, arguing the pressure reducing valves would be needed to implement a loop configuration, but those valves would be de facto dead ends. Mayor Glant Havenar said she had not heard Orcutt’s concerns in any of the previous discussions.

The workshop ended with questions from residents. Collins asked that any additional questions be sent to her to be answered at later meetings.

PLES to add preschool program

Briding told the board that PLES would add a half-day preschool program, which she said would help the school build a relationship with families with young children that might encourage them to remain at the school for later grades. Preschool students will have their own shaded playground, Briding said.

Briding also commended two outstanding PLES teachers: Michelle Miller, who is retiring after 14 years at PLES, and Brett Mischlich, who recently won a gold medal in Tae Kwon Do at an event in Houston. She also thanked the Palmer Lake Police and departments for helping out at the PLES carlines.

Staff reports

Smith said he had received three applications for the open position in the Police Department.

Vincent talked about his weeklong deployment to the San Bernardino mountains in California, where he and other Palmer Lake firefighters fought the recent catastrophic fires. He said he had filled two positions on his team in February.

Collins said the town was still trying to hire an additional police office and a water operator. She introduced Erica Romero, the new deputy town clerk. She said town staff had been training on code compliance issues, and code violations could be reported on the town’s web page. Collins said she was scheduling meetings between department supervisors and board members.

Krob said a group called Integrity Matters had sued the town over the proposed annexation of land for a Buc-ee’s travel center. Buc-ee’s had agreed to pay all legal costs for the lawsuit, Krob said.

Seats on Planning Commission filled

The board voted unanimously in favor of Resolution 14-2025, which appoints Matt Stephen and Herb Tomitsch to the Planning Commission. Stephen will serve a term ending in 2027 and Tomitsch a term ending in 2026. Collins said Mark Bruce had resigned from the Planning Commission, so his seat and an additional seat are open. There are three applicants for the two available seats, Collins said.

Fireworks may return on the Fourth of July

Alisha Sears, representing Awake the Lake (ATL), asked the board to consider granting a special event permit for a Festival on the Fourth celebration that would include fireworks. Sears said she was the chair of the group planning the event, which will include a beer garden, live entertainment, and vendors. Romero said she was working with Sears and ATL on planning the event, which would be required to meet the town’s benchmarks for security. The large number of attendees have led to safety concerns in previous years.

The Fourth of July celebration was canceled last year because of a shortage of volunteers and a committee chairman.

Smith said he had overseen similar events in Florida. Collins said she wanted the board to stay involved in the planning for the event.

The board voted to approve the special event permit.

Three-mile plan map updated

Krob explained that the Colorado annexation statute requires towns to have a three-mile plan that includes a map. Resolution 15-2025 proposes the adoption of an updated map that removes private property in Douglas County owned by a Douglas County resident from the map accompanying the three-mile plan. Krob said adopting the revised map would not annex any property; the map is simply a planning tool.

Resident Marty Brodzik claimed no one on the Planning Commission read the update and argued there should have been a “redline” version of the plan documenting every change. She asked for a policy requiring the town to produce a redline version of every document that changes. Collins said that nothing changed in the three-mile plan document, so there was nothing to redline.

Resident Roger Moseley repeated the claim nobody had read the plan and said it should have been available at the annexation eligibility meeting.

The board voted unanimously in favor of the resolution.

Executive session

An executive session, which began before the regular board meeting and concluded following the meeting, was held to consider negotiating positions regarding the town’s lease of property to the Willans for their EcoSpa project at the Elephant Rock property and regarding the Integrity Matters lawsuit against the town.

**********

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

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

Other Palmer Lake Board of Trustees articles

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

• Fire safety the focus of subdivision hearing
• Elephant Rock property to be “passive park”
• Police chief and judge sworn in
• Staff positions filled
• Executive sessions

By James Howald and Jackie Burhans

At its first meeting in January, the Palmer Lake Board of Trustees held a public hearing on an application for a master plan re-subdivision of Lakeview Heights, a proposed development that would consist of 100 lots just east of the New Santa Fe Regional Trail and southeast of Star View Circle. The hearing was followed by a vote to continue the matter and allow Eric Sepp, the developer, to address issues raised during the hearing.

At the second meeting, Reid Wiecks, chair of the Parks and Trails Commission, presented the vision he and the commission have developed for the future of the Elephant Rock property. Glen Smith, the new police chief, and Judge John Ciccolella were sworn in.

In her administrative report, Town Administrator Dawn Collins reported on her efforts to fill open positions on the town staff.

Both meetings included executive sessions.

Fire safety the focus of subdivision hearing

Mayor Glant Havenar opened the hearing on the Lakeview Heights development with a plea for respectful dialogue.

Town Administrator Dawn Collins reviewed the complicated history of the subdivision request, which was originally submitted in 2023. The plan before the board was a re-subdivision of a previously approved, platted subdivision that was never completed by the developer, Collins said. She pointed out the building code had changed significantly since the original approval and the proposed lot size had changed from 5,000 square feet to 10,000 square feet. She said the developer does not own all the lots in the subdivision, and the plans previously submitted had two access points whereas the current plan had only one.

Trustee Amy Hutson owns an adjacent property and recused herself from voting on the proposed development. Town Attorney Scott Krob said Hutson could comment on the proposal as a private citizen.

Andrea Barlow, of N.E.S. Inc., a planning and landscaping architecture company, presented the project to the board on behalf of Sepp. She addressed issues that had been raised by the Planning Commission, including a requirement that existing homes within the development’s boundaries install sprinklers. She said Sepp would resubmit a traffic study. Barlow said a second access point to the development was not possible since Ben Lomand Mountain was to the north, the railroad tracks were to the south and a privately owned nature conservancy was to the east. She said the property was not covered with trees and was a moderate wildfire risk.

Barlow argued that, although the fire code requires two access points for emergency vehicles when there are more than 30 dwellings on a single access road, there were exceptions that applied in the case of Lakeview Heights. Because the planned roads are looped, the single access road constraint does not apply, she said. If necessary, residents could evacuate via Lake Avenue while emergency vehicles could get to the property by using the New Santa Fe Regional Trail. Barlow said El Paso County Parks and Recreation had verified that the trail could be used by emergency vehicles.

Barlow ended her presentation by arguing that the Master Plan for the Lakeview Heights development meets the Palmer Lake town code, the proposed lot configuration meets the R-10,000 zoning requirements, the proposal complies with state, county and town regulations, and it is consistent with the Palmer Lake Community Master Plan.

Following Barlow’s presentation, Trustee Shana Ball asked if any tests had been done to determine if the town’s fire engine could navigate the trail. Fire Chief John Vincent said there had been no test but the Fire Department’s vehicles had used the trail. Trustee Tim Caves asked if Barlow had discussed with the railroad whether emergency vehicles could cross their tracks. Barlow said she believed, based on previous discussions with the railroad, that it would not allow access via its tracks.

Havenar and Krob discussed the language in the fire code that requires, if more than 30 homes on a single access road are present, all homes must have sprinkler systems installed. Havenar pointed out that 50 homes within the boundaries of the development have already been built without sprinklers. Krob said the town could not require those homes to be retrofitted with sprinklers and therefore the requirement for all homes to have sprinklers could not be met.

Mark Morton, of GMS Inc., the town’s consulting engineers, argued that the roads platted for the development were looped, and so did not meet the legal definition of a dead-end street. The limitations imposed by a single point of access did not apply, he said.

Trustee Atis Jurka asked Barlow if the developer would dedicate 20% of the land for use as trails. Barlow said that obligation would be met with a financial donation in lieu of land.

After the discussion by the trustees, residents made comments. None was in favor of the proposed development.

• Roger Moseley said Lake Avenue was in fact a dead end. He argued that sprinkler systems would be ineffective in the case of a wind-driven fire.
• Martha Brodzik discussed the Planning Commission’s assessment of the project.
• Mike Beeson questioned the validity of the memo Vincent had written concerning the project, which he felt downplayed the fire danger.
• Jennifer Rausch also claimed Vincent had changed his positions about the fire danger and asked for an independent analysis and an evacuation plan. She argued a second access point was needed.
• Pete Tomitsch said a fire involving 150 homes with a single point of access could not be fought; it would only be possible to evacuate residents. He argued the developer should pay for a second access point, whatever the cost.
• Jeff Hatcher questioned the availability of an adequate water supply, especially if the Buc-ee’s travel center moves forward.
• Kurt Stevens felt the development had not been properly analyzed and the developer should go back to the Planning Commission.
• Kip Murray threatened to sue the developer because the evacuation plan was a threat to his family.
• Angela Dawson felt the development would increase the traffic on Oakdale Drive and asked the developer to put in curbs and gutters.
• Reid Wiecks said the development did not meet the requirements of the Community Wildfire Plan, which has been in place for 16 years. He argued the development should have at least four access points.
• Amy Hutson said the subdivision would prevent her from accessing her property.
• Bill Dandino said he had difficulty finding homeowner’s insurance for his property on Oakdale Drive and a development with one access point would spook insurance companies.
• Phil Tedeschi, another Oakdale Drive resident, recalled fires that had been started by sparks from a train and by cars. He pointed out that the train would block emergency services.
• Marilyn Stuhr said she owned two lots in the area and she wanted assurance that Sepp would not take over her property.
• Patti Brooks asked the board to require a second access point. She questioned whether the Planning Commission had approved the development.
• Trina Shook commented on the relationship between the development and the town’s Sanitation District.

Barlow responded to the comments from residents. She said Sepp was trying to find a second point of access in addition to the Santa Fe Trail and reiterated that Sepp had the permission of El Paso County Parks and Recreation to use the trail, which is built to a robust standard, in an emergency. Lakeview Heights will be a FireWise community, she said, with little vegetation, to minimize the risk of fire. The project must go through the subdivision plat process, a more detailed process where it will have to prove it has the necessary water and sewer taps. She asked the board to approve the current request so the project can go on to the next more detailed stage. She pointed out a previous version of the plan had 280 lots; that number was reduced to 100 in the current version. The roads are already platted. Curbs and gutters would be provided on Oakdale Drive, she said.

Havenar closed the hearing and the board took up Resolution 8-2025, which would approve the Lakeview Heights masterplan, with a number of conditions concerning ownership of lots, rights of way, consent of the owners of lots not included in the application, dedication of land for trails or payment in lieu of land, stormwater drainage and other issues. Following discussion by the trustees, Havenar made a motion requiring Sepp to return to a future meeting with a more detailed evacuation plan, a memo of understanding with El Paso County and answers to issues about the ownership of lots and about the requirement for all homes to have sprinkler systems. The motion passed, with Trustees Ball, Caves, Hutson Jurka and Dennis Stern voting yes, along with Havenar. Trustee Kevin Dreher voted no.

Elephant Rock property to be “passive park”

Wiecks presented an Open Space Master Plan for the Elephant Rock property. Wiecks said he and the other members of the Parks and Trails Commission had defined five use and maintenance zones and had applied them to the 26-acre property:

• Zone 0 will be closed to the public and will serve as a wildlife refuge. Two thin strips west of Monument Creek are designated Zone 0.
• Zone 1 will allow public use limited to designated trails and benches. A large portion of the property just west of Highway 105 falls into this usage zone, as well as the northwestern and southern corners of the property.
• Zone 2 will allow moderate public use for off-trail access. The portion of the property immediately to the west of the lodge is designated Zone 2.
• Zone 3 will be a passive recreation area, moderately to actively used by the public, with picnic areas, a pavilion, benches and trails. An area east of Monument Creek is categorized as Zone 3.
• Zone 4, an area on the south side of the property, is reserved for a sports field

The portions of the property reserved for a future Public Safety building and the Eco Spa to be developed by the Willens were not included in the plan developed by the Parks and Trail Commission, Wiecks said.

Parking at the property will consist of four small “satellite” parking lots scattered around the middle of the property and one large lot dedicated to the Public Safety building, which is planned to be just west of the main entrance to the property from Highway 105.

Wiecks said he wanted the Elephant Rock property to be a “passive park and open space environment with no large-scale events and no new building construction.” He said the Parks and Trail Commission wanted to see the property designated as a park so that its maintenance could be funded by the Conservation Trust Fund money the town receives annually from the state lottery.

Collins asked the board to give Wiecks direction about how to proceed with his vison for the Elephant Rock property. Ball asked Wiecks to make sure signs were put in place asking visitors not to feed the livestock on adjacent properties. Havenar said she agreed that the land should be designated as a park to prevent future development.

Collins warned the board about taking a piecemeal approach to transitioning the land to park status. She reminded the board that the property was not yet open to the public.

Havenar suggested a workshop to continue the discussion.

Police chief and judge sworn in

At the Jan. 23 meeting, Collins administered the oath of office to newly hired Police Chief Glen Smith and Judge John Ciccolella. Ciccolella has served as Palmer Lake municipal judge for 30 years.

Collins said a feasibility study of the proposed Public Safety building at the Elephant Rock property had been funded by a grant from the Colorado Department of Local Affairs.

Havenar acknowledged Ms. Olivia Hayes for having been chosen Miss Palmer Lake. Hayes will compete in the Miss Colorado pageant later this year.

Staff positions filled

Collins told the board Kathy Neal had been hired as an accounting clerk and Erica Romero as a deputy town clerk. A water operator position is open and is being advertised, she said.

Executive sessions

The Jan. 9 meeting included an executive session to determine negotiating positions regarding the lease for the EcoSpa at the Elephant Rock property and to receive legal advice regarding a complaint against the town filed with the Colorado Attorney General and concerns that have been raised about the board’s eligibility for annexation decisions.

The Jan. 23 meeting included an executive session to confer with the town attorney about the EcoSpa lease, the board’s eligibility for annexation decisions and a lawsuit against the town filed by Integrity Matters.

**********

The next regular board meeting is scheduled for Feb. 13. Meetings are 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

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

• Correction
• Eligibility hearing is lengthy and contentious
• New board members sworn in
• 2025 budget adopted
• New chief of police introduced

Correction

The Palmer Lake Board of Trustees article in the November issue of OCN incorrectly said the proposed Buc-ee’s travel center would be east of I-25. It is proposed to be west of I-25 and south of County Line Road (see Buc-ee’s location map below – courtesy Buc-ee’s). OCN regrets the error.

By James Howald and Jackie Burhans

In December, the Palmer Lake Board of Trustees held public hearing to determine if a property owned by Maria Larsen and proposed as a site for a large Buc-ee’s travel center is eligible for annexation. Determining eligibility is the first of multiple steps in the annexation process.

Three new board members were sworn in. The 2025 budget, discussed in previous meetings, was adopted. Town Administrator Dawn Collins announced the hiring of a new chief of police.

Eligibility hearing is lengthy and contentious

Trustee Jessica Farr was excused from the meeting, having given birth earlier in the day. Mayor Glant Havenar, who was on vacation, was also excused. Mayor Pro Tem Dennis Stern facilitated the meeting. He said a representative of the applicant for annexation would speak first, then the board members would ask questions. Following the board members, public comments would begin, with Palmer Lake residents and business owners first in line, followed by non-residents. Stern said the Town Hall was full and many were outside listening to the meeting on speakers. He said he would notify speakers in groups of three as it became their turn to speak.

Stern asked speakers to confine their comments to the question of eligibility. He said other concerns would be debated later in the annexation process. He said speakers who addressed issues other than eligibility would be asked to sit down. Stern asked Nina Ruiz, senior executive consultant at Vertex Consulting Services, to speak on behalf of Larsen, the applicant.

Ruiz began by displaying a map of Palmer Lake’s three-mile plan to show that the proposed annexation meets the legal requirement that the property to be annexed be within three miles of the municipal boundary. She said she would only speak to the statutes that cover eligibility for annexation: C.R.S. Sections 31-12-104 and 105. The first statute requires that one-sixth of the perimeter of the area proposed to be annexed is contiguous with the annexing municipality. The second statute has 10 provisions that must be met for the eligibility requirement to be met.

Ruiz showed a series of surveyor’s maps for each of the six annexations that make up the “flagpole” annexation request, which she argued demonstrate that the requirement for contiguity is met.

She addressed the requirements of the second statute one by one:

• The lands to be annexed are either dedicated rights-of-way or under one ownership.
• The owner has signed all petitions.
• There are no other annexation petitions in play.
• The annexation will not impact school boundaries.
• The annexation does not extend the municipal boundary more than three miles in any direction.
• There are no other related annexation requests.
• Abutting landowners have been notified.
• Palmer Divide Road (also known as County Line Road) and Beacon Lite Road are not platted streets, so the requirement to annex the entire width of a road does not apply.
• The annexation will not result in access being denied.
• No annexation election is required.

Ruiz’s presentation can be found on the town’s website here: www.townofpalmerlake.com/media/16681.

The board had no questions for Ruiz, and Stern began calling residents to the podium to comment.

Note: Some comments not related to eligibility and some arguments made by more than one resident have not been included in this summary.

Roger Moseley argued that the petition should be denied because the entire width of Palmer Divide Road was not annexed. He cited a memo written by Scott Krob, the town’s attorney, to support this position. Moseley said the town’s three-mile plan was out of date and did not meet the requirement for such a plan to be in place. He said he believed two of the annexation petitions included small portions of Douglas County, which had not been formally notified of the annexation.

Martha Brodzik argued that the disconnection of the United Congregational Church’s property from the town meant that the first annexation petition failed the contiguity requirement. She also said Town Administrator Dawn Collins had not properly notified El Paso County and Douglas County of the proposed annexation.

John Sweeney said the town would not be able to provide fire and police service to the property. He said he believed the perimeter of the land to be annexed was 3.6 miles and that would extend the town’s boundary beyond the three-mile limit.

Paul Olivier said he had served on the town’s Board of Trustees and on its Planning Commission and served as mayor for two years. He recalled the town had considered annexing the property in the late 1980s but the annexation did not proceed because of concerns about dividing Palmer Divide Road between Douglas and El Paso Counties and because of anti-growth sentiment.

Jeremy Ferrante said more than the two statutes cited needed to be considered and asked that the board hear everyone who wanted to comment. He argued passing trains could prevent Palmer Lake Police and Fire Departments from responding to emergencies at the property to be annexed.

Developer Matt Dunston spoke in support of the annexation. He said Palmer Divide Road is not a platted right of way, so the requirement to annex the entire width did not apply.

Builder Kurt Ehrhardt said the property would be developed “in a very dense use” whether by Buc-ee’s or by someone else.

Alexandria Olivier said Buc-ee’s signs did not comply with the town’s sign code.

Matt Beverly said the town had not provided an annexation impact report.

Roy Martinez said the project documents prepared by Vertex Consulting misrepresented the water infrastructure that the project would require.

Kim Reer said the town had to consider whether property owners near the property to be annexed would use services provided by the town.

Hank Cotton said an out-of-date three-mile plan that does not include the United Congregational Church disconnect invalidated the annexation petition.

Robin Reich said the annexation would impinge on Palmer Lake’s small-town feel and would open the board to lawsuits.

Bill Normile said the town would not be able to respond to mass casualty events quickly if a train were blocking Palmer Divide Road.

Dustin Bender said we are living in biblical times and objected to the role money is playing in the decision to annex.

Ian Griffith argued the annexation petition was not valid because it was signed by Maria Larsen and not by a limited liability corporation. He denied the legitimacy of flagpole annexations.

Kristy Beverly said the presence of prescriptive easements on Palmer Divide Road and elsewhere in the land to be annexed prevented the contiguity requirement from being met by the first four annexation petitions.

Beth Harris said the annexation contradicted the town’s master plan.

In her responses to residents, Ruiz said she would limit herself to issues directly related to statutes. She said all of Palmer Divide Road did not need to be included in the annexation because it was not a platted right of way. She said Vertex Consulting would like to work with Douglas County to annex the entire width of Palmer Divide Road. She explained that the annexations contiguity was through a right of way that was not affected by the disconnection of the United Congregational Church property from the town. Ruiz said the town had in fact submitted the required annexation impact report.

Krob gave his opinion on points made by residents. He said that although there were more statutes that applied to the entire annexation process, only the two cited by Ruiz applied to the annexation eligibility question. The memo he wrote arguing the entire width of Palmer Divide road had to be included in the annexation was wrong, he said, for the reason given by Ruiz. He cited a court case, Town of Erie v. Town of Frederick, which ruled that a comprehensive plan could meet the requirement for a three-mile plan. He pointed out that the three-mile plan had to be updated before the final decision on annexation, not when eligibility was being decided.

After Krob’s remarks, Stern closed the hearing.

Following the hearing, the board considered Resolution 60-2024, which decides the eligibility of the annexation.

Trustee Shana Ball asked the board to set aside emotions and look at the facts. Trustee Nick Ehrhardt asked the board if its questions had been answered; Trustees Kevin Dreher and Stern said they had been. Regarding the issue of contiguity, Krob said the disconnection of the church property did not include the roadway, and the roadway could be used to establish contiguity. Ruiz confirmed that was her understanding. Ball said she wanted to continue with the annexation process to get a full understanding of all the pertinent information from the studies that have been authorized; doing less than that would create a liability for the town, she said.

After the discussion, the board voted on the resolution. Ball, Dreher, Erhardt, and Stern voted in favor of the resolution; Trustee Samantha Padgett voted no.

New board members sworn in

Collins administered the oath of office to three newly elected board members: Tim Caves, Amy Hutson, and Atis Jurka. The new members replace Ehrhardt, Farr, and Padgett.

Collins presented certificates of appreciation to outgoing board members Erhardt, Farr, and Padgett.

2025 budget adopted

The first vote taken by the new board was to pass Ordinance 19-2024, which adopts the budget for 2025 and appropriates the necessary funds. Collins noted that the new board members had attended the budget workshop and reviewed the budget before their terms began. The board voted unanimously for the ordinance.

The board also passed Resolution 61-2024, which certifies the town’s mill levies.

New chief of police introduced

Collins announced that Glen Smith (pictured below) had accepted the position of chief of police. Smith has 30 years of police experience, Collins said, adding he had recently moved from Florida to Colorado.

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The next regular board meeting is scheduled for Jan. 9, 2025. Meetings are 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

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

• 2025 budget raises compensation and increases staffing
• 2024 budget amended
• Three leases reaffirmed
• Three studies to evaluate impact of proposed Buc-ee’s travel center
• Administrative report
• Executive session
• Correction

By James Howald and Jackie Burhans

At its only meeting in November, the Palmer Lake Board of Trustees held a workshop and a public hearing on its proposed 2025 budget. The board also held a public hearing on amendments to its 2024 budget. That hearing was followed by a vote on a resolution to amend the 2024 budget to account for increased property taxes, to change the distribution of grant funds, and to correct expenses and revenues that were miscoded in the town’s 2022 budget.

The board passed three ordinances that affirmed leases that were originally granted via resolution. The board passed three resolutions authorizing studies needed to evaluate the impact of the proposed Buc-ee’s travel center. Finally, the board heard an administrative report from Town Administrator Dawn Collins.

The meeting ended with an executive session.

2025 budget raises compensation and increases staffing

Collins opened the workshop on the 2025 budget by telling the board that, in response to a previous compensation study, appropriate wages for town staff were a priority for the town. Both the police and fire departments were low, she said. An early draft of the 2025 budget tried to put all staff at wages recommended by the compensation study, but that was too large a step to take in a single budget, Collins said, adding the budget before the board brought wages halfway to the recommended amount. She said she wanted to move the town from reacting to planning for the future.

At the workshop, Collins reviewed proposed projects for 2025, broken down by department. Administrative projects include:

• Rewriting the town’s land use code.
• Improving the audiovisual equipment in the Town Hall to allow those watching the live stream of board meetings to be able to see presentations.
• Upgrading the town’s web page to allow online reservations of town amenities and other improvements to the Town Hall.

Public works projects include:

• Adding sidewalks along Highway 105.
• Widening South Spruce Mountain Road.
• Improving Circle Road.
• Addressing drainage on Aurelia Avenue, High Street, and Rosita Avenue.

Parks and trails projects include:

• Bridge construction at Elephant Rock.
• Construction of a multi-use sports field at the south end of the Palmer Lake Regional Recreation Area.

Water projects include:

• Park Street, Shady Lane and other water line replacements and upgrades.
• An Arapahoe well.
• Participation in the Loop water re-use project.

Police and fire projects include:

• Construction of a Public Safety Facility, for which the town has obtained a matching grant from the Colorado Department of Local Affairs.
• Replacement of a police vehicle.
• Acquisition of a fire engine.

Collins pointed out that the town had received $70,000 in additional property taxes in 2024, and she expected property taxes in 2025 to be similar. The 2025 budget anticipates $2.076 million in revenue from sales, use, and excise taxes. That number includes taxes from recreational cannabis sales, Collins said, but those taxes can’t be broken out for privacy reasons since there only two recreational cannabis businesses in the town.

Collins said donations are unpredictable and can’t be budgeted, but the 2025 budget does include a $12,000 pickleball sponsorship.

The 2025 budget anticipates total revenue of just over $10 million, according to Collins.

In terms of staffing, Collins said the 2025 budget includes funds for two additional full-time police officers and two-part time Police Department employees, one of whom would be a records technician. Two additional full-time positions in the Fire Department are included in the budget, Collins said.

Collins pointed out that the budget required $469,000 of reserve spending from the fund balances. She said she wanted a policy governing how much of the fund balance reserves can be spent in a budget.

The Water Fund has its own budget, and Collins pointed out that it includes four full-time employees. Collins said she thought only three employees would be needed.

There were no comments from the public following Collins’ remarks. The board made few comments about the 2025 budget during the regular board meeting. In response to a discussion about how the town should handle stray dogs, Trustee Shana Ball said she opposed adding funds to the budget that purpose. The workshop was concluded.

During its regular board meeting, the board held a public hearing on the 2025 budget. Mayor Glant Havenar said she was concerned about spending reserve dollars from the fund balance. Trustee Dennis Stern said spending $500,000 from a $4.5 million fund balance was not overreach.

Fire Chief John Vincent discussed his plans to improve the town’s Insurance Services Office (ISO) rating, which measures how well the Fire Department serves the community. Improving the ISO rating lowers residents’ insurance costs, he said. Resident Kellie Currie asked to have the cost of mapping the town’s functioning and non-functioning fire hydrants added to the town’s budget.

Havenar closed the hearing on the 2025 budget. The board will vote to approve the budget at its Dec. 12 board meeting.

2024 budget amended

The Nov. 14 board meeting included a public hearing on proposed changes to the town’s 2024 budget.

Collins told the board that the amended budget made changes to both the General Fund and the Water Fund.

In terms of the General Fund, two property tax relief bills passed by the state Legislature—SB22-238 and SB23-B001—reduced the revenue collected through property taxes. To compensate for the lost revenue, the bills required the state to reimburse some local governments. Collins said Palmer Lake received $70,000 of reimbursed property taxes, requiring the 2024 budget revenue line items for property taxes to be increased. She said grant funds for the Palmer Lake Elementary School (PLES) project were distributed differently in the amended budget.

The amended budget also transferred funds between the General Fund and the Water Fund to correct miscoding of grant funds that had occurred in the 2022 budget, specifically $25,300 from a grant to address drainage on High Street and $15,000 in Preliminary Engineering Report expenses.

In the Water Fund budget, Collins said the revenue line item for American Rescue Plan Act (ARPA) revenue was decreased from $117,390 to $103,669 to reflect actual ARPA revenue recognized for 2024. The revenue line item for the PLES Upper Glenway Water Improvement was increased from $101,520 to $287,697 to reflect the portion of that project that was water-related. The Water Fund Capital Outlay for PLES increased from $141,900 to $522,326. Under debt service, the principal and interest line items relating to a 2018 emergency water loan to construct a second water storage tank were corrected.

Following Collins’s remarks, the hearing was closed and the board voted on Resolution 56-2024. The resolution amends the appropriated funds for the General Fund from $4.976 million to $4.984 million and amends the appropriated funds for the Water Fund from $1.952 million to $2.349 million. Trustees Ball, Kevin Dreher, Nick Ehrhardt, Samantha Padgett, and Dennis Stern voted in favor, as did Havenar. Trustee Jessica Farr voted no.

Three leases reaffirmed

Town Attorney Scott Krob told the board that a citizen brought to the town’s attention that multi-year leases must be approved by ordinance. Town staff found three multi-year leases that were passed by resolution, not by ordinance, he said. Krob said the board could pass ordinances to affirm the leases if the town wanted to keep the terms of the leases unchanged. He said he would not charge the town for the legal work needed to draft the ordinances.

To correct this situation, the board passed three ordinances:

• Ordinance 15-2024, which affirms the lease with CORE Electric Cooperative for the land where electric-vehicle chargers are installed.
• Ordinance 16-2024, which affirms the lease with Pikes Peak Library District for the land used by the library.
• Ordinance 17-2024, which affirms the lease with Eco Spa LLC for the land at the town’s Elephant Rock property where Richard and Lindsay Willans are building a spa.

Three studies to evaluate impact of proposed Buc-ee’s travel center

Krob told the board that, as part of the proposed annexation of land adjacent to I-25 and County Line Road, three studies would be undertaken to evaluate the impact of the Buc-ee’s travel center project. Resolution 53-2024 authorizes a professional service agreement with Economic & Planning Systems to conduct an independent fiscal impact analysis of the travel center. Resolution 54-2024 authorizes an agreement with Stolfus & Associates to conduct a traffic impact analysis. Resolution 55-2024 authorizes an agreement with GMS Engineering Inc. to assess the impact of the travel center on the town’s water system. In response to a question from Stern, Krob said he recommended that the water rights belonging to the land Buc-ee’s wants to acquire be transferred to the town if the annexation is approved.

Krob said Buc-ee’s would pay for all three studies.

Administrative report

Collins told the board that an offer had been made and accepted to fill the position of police chief and she expected the new chief would begin in December. She noted that Deputy Clerk Grace MacNeil was resigning her position. The flooding in the basement of the Police Station was due to a failure of the water heater, she said, and an insurance claim had been submitted. She ended her remarks by thanking Police Lt. Adam Lundy and Police Sgt. Gene Ramirez for stepping up until a police chief could be hired. She also thanked Public Works Supervisor Stacy Delozier for his work on roads and on planning. Ball and Cindy Powell were congratulated on their work obtaining grants. Collins ended her report by thanking all the town’s department supervisors and staff for their teamwork.

Executive session

The Nov. 14 board meeting was followed by an executive session to determine positions regarding the terms of purchase or sale of town property and the possible disposition of town real property. No actions were taken following the executive session.

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The next regular board meeting is scheduled for Dec. 12. The Dec. 26 meeting has been canceled to accommodate the Christmas holiday. Meetings are 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.

**********

Correction

The Palmer Lake Board of Trustees article in the November issue of OCN incorrectly said the proposed Buc-ee’s travel center would be east of I-25. It is proposed to be west of I-25 and south of County Line Road. OCN regrets the error.

Other Palmer Lake Board of Trustees articles

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

• Proposed travel center requires “flagpole annexation”
• Proposed 2025 budget presented
• Contract to demolish cabins awarded
• Chief reviews fire mitigation
• Regulation of outdoor burning loosened
• Legislative and case law update
• Administrative report
• Residents ask for enforcement of noise ordinance
• Executive sessions

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees set a date for a public hearing on a set of six requests to annex portions of County Line Road and land just east of I-25 at which a Buc’ees travel center would be located. Town Administrator Dawn Collins presented a proposed budget for 2025, and the board set a date for a public hearing on it. The board authorized the demolition of six cabins on the Elephant Rock property. The town’s code regulating outdoor burning was amended.

Town Attorney Scott Krob summed up recent changes to state law and case law that might affect Palmer Lake. In her administrative report, Collins introduced the town’s newly hired parks maintenance technician and code compliance officer and discussed flooding at the police station. The board heard a petition from residents concerning excessive noise from a house in Red Rocks Ranch owned by developer Matt Dunston.

The Oct.10 meeting included an executive session after which the board voted to sign a disconnect for the United Congregational Church.

Proposed travel center requires “flagpole annexation”

In the packet materials for the Oct. 24 board meeting, Collins documented the receipt of six requests to annex property east of the town, including the south half of County Line Road and two parcels just east of I-25. She outlined the town’s obligations when requests for annexation are received: The clerk must bring the requests to the board at its next meeting, and the board must set a date for a public hearing to determine if the requests meet the legal requirements for annexation. She emphasized that the resolution before the board was only to set a hearing date and not to decide whether the annexation was legal or in the best interests of the town.

This would be considered a “flagpole annexation,” which refers to a practice where a municipality acquires new territory that is connected to an existing territory by a thin strip of land. The strip of land resembles a flagpole.

At the Oct. 24 meeting, Mayor Glant Havenar introduced Resolution 52-2024, which sets Dec. 12 as the date for the annexation eligibility hearing. She said the resolution was only procedural.

Trustees Shana Ball, Kevin Dreher, Nick Ehrhardt, Jessica Farr, and Dennis Stern voted in favor of the resolution, along with Havenar. Trustee Samantha Padgett voted no.

Buc’ees currently operates one travel center in Colorado, a 74,000-square-foot building in Johnstown with 116 fuel pumps and 275 staff members.

Proposed 2025 budget presented

Collins said the draft budget “has a bit of everything,” and she expected objectives and priorities to be made “to bring this to balance.” The board voted unanimously to hold a public hearing on the budget at its Nov. 14 board meeting.

The draft budget is available on the town website here: https://www.townofpalmerlake.com/media/16056.

Contract to demolish cabins awarded

At the Oct. 10 meeting, Collins reviewed the recent decisions regarding the six cabins on the Elephant Rock property. She said that last fall the board had asked for quotes to demolish the cabins and had set a maximum of $70,000 for the work. The demolition permit from the state required an asbestos report, which revealed the presence of asbestos. The asbestos was abated, she said, and the Fire Department planned to use the cabins for seven days of training. Three companies bid on the demolition work with bids ranging from $75,000 to $79,350. Collins recommended accepting the bid from West Fork Construction, which was the lowest of the three.

Trustees Dreher, Ehrhardt, Farr and Stern, along with Havenar, voted to award the demolition contract to West Fork Construction. Ball and Padgett voted no.

Chief reviews fire mitigation

At the Oct. 24 meeting, Palmer Lake Fire Chief John Vincent gave the board a presentation on fire mitigation on personal property. He reviewed the Hayman, Waldo and Black Forest fires and discussed the controlled burns currently going on at the town’s Elephant Rock property. He said there was a science and an art to controlled burns; they are more than just bonfires.

Vincent listed the three ways fire threatens a home: direct flame contact, radiated heat, and flying embers. Embers were the most dangerous to homes in Palmer Lake, he said. Vincent emphasized the importance of defensible space around homes and recommended clearing pine needles from the sides of houses. Wooden fences can act as fuses, bringing fire to homes. He recommended keeping 15 feet of open space around homes and being conscious of ladder fuels that let fire move into the tops of pines trees. He recommended using xeriscaping methods, planting native plants and shrubs, and working with neighbors to create defensible spaces.

Regulation of outdoor burning loosened

At the Oct. 10 meeting, Vincent asked the board to consider a draft ordinance to amend the town code to allow residents to burn small fuels on their property in a burn barrel if they obtain a $25 permit to do so. This would be easier than bringing the material to the town’s drop-off sites for slash at the Elephant Rock property and the dirt bike track.

At the Oct. 24 meeting, the board voted unanimously in favor of Ordinance 18-2024, which amends the town’s code as Vincent recommended.

Legislative and case law update

Krob gave the board a wide-ranging summary of new laws passed in the last legislative session and changes to case law that could impact the town or guide the board’s decisions on policy. The legislative portion of his presentation covered:

• Accessory dwelling units.
• Limitations on parking requirements
• Use of artificial turf and native grasses.
• A requirement that metropolitan districts have due process in front of an impartial tribunal.
• Accessibility of websites.
• Prohibitions on cell phone use while driving.
• Lane splitting by motorcycles.
• Possession of hallucinogenic mushrooms.

Regarding case law, Krob explained:

• Changes to laws regarding “takings” and impact fees.
• Enforceability of camping bans.
• Social media use by public officials.
• Criticism of public officials by public employees.
• Governmental immunity from dangerous conditions created by maintenance.
• Improper water line marking.
• Use of service animals.
• Open meeting laws.
• Use of initiatives to contest zoning decisions.

Administrative report

In her administrative report, Collins introduced two newly hired employees: Carson Wolla, parks maintenance technician, and Jennifer Wilde, code compliance officer. Wilde was sworn in at the Oct. 24 meeting.

Residents ask for enforcement of noise ordinance

Twenty-five residents signed a petition asking the town to enforce its ordinance regarding amplified sound coming from a property at 4440 Red Rock Ranch Drive owned by developer Matt Dunston. The signers said the property was being used as a short-term rental. They had attempted to resolve the issue with Dunston, but the disturbances have persisted, they said.

Executive sessions

The Oct. 10 board meeting was preceded by an executive session to determine positions regarding a possible annexation and a resolution to litigation filed by the United Congregational Church. The executive session reconvened following the board meeting, and the board voted unanimously in favor of a motion to authorize the town attorney to sign a disconnect for the United Congregational Church.

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The next regular board meeting is scheduled for Nov. 14. The Nov. 28 meeting has been canceled to accommodate the Thanksgiving holiday. Meetings are 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

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

• Proposed picnic raises questions
• Soccer club seeks support
• Direction sought on funds for Palmer Lake Elementary School roadwork
• Ordinances and resolution
• Stop sign to be official
• Administrative reports, Public Works presentation
• Creek Week proclamation
• Executive sessions

By James Howald and Jackie Burhans

At its board meetings in September, the Palmer Lake Board of Trustees (PLBOT) considered a request to hold a large church picnic at the town’s Elephant Rock property. The board authorized Mayor Glant Havenar and Reid Wiecks, chair of the Parks and Trails Commission, to sign a letter of intent with the Palmer Divide Soccer Club. Town Administrator Dawn Collins proposed reallocating money for the Palmer Lake Elementary School construction project between funds in the town’s budget.

The board passed three ordinances and a resolution, and discussed how to handle an unofficial stop sign at the intersection of Commercial Lane and Circle Road. The board heard administrative reports and a presentation from Stacy Delozier, the town’s Public Works supervisor. Havenar read a proclamation concerning the 11th annual Creek Week cleanup effort.

Both meetings included executive sessions, after which no actions were taken.

Proposed picnic raises questions

Collins told the board she had received a request from a church wishing to hold a picnic for up to 700 attendees at the Elephant Rock property in summer 2025. Collins said she did not know how to respond and wanted the board to determine how the property could be used by the public, adding she wanted to be careful about setting precedent. Collins said the town would need to spend money to develop the property for use by the public.

In her summary of the issue in the board packet, she mentioned that the property would need to be brought into compliance with building codes as well as regulations regarding roadways and drainage before it could be used by the public. Some aspects of the infrastructure would need repair, she said. The town was spending about $10,000 per year on the property, and projects such as asbestos removal were in addition to that amount, she said.

Resident Atis Jurka said he had concerns about opening the property.

The board took no action following Collins’ remarks.

Soccer club seeks support

Collins asked the board to consider a Letter of Intent (LOI) to enter into an agreement with the Palmer Divide Soccer Club. The LOI, which precedes a Memo of Understanding, is necessary to allow the club to pursue grant funds.

Julian Drummond, a founder of the club, said the goal was to develop the south end of the lake as a soccer field with artificial turf and amenities such as bleachers.

According to the LOI, the club would have first right of refusal for scheduling practice and game times.

The board voted unanimously to approve the LOI.

Direction sought on funds for Palmer Lake Elementary School roadwork

Collins told the board that the water line replacement that was required as part of the improvements to roads near Palmer Lake Elementary School was nearly complete. She asked the board to consider altering where the funds to replace the water line were allocated in the town’s budget.

Collins proposed reallocating revenue and expenses from the General Fund to the Water Fund, resulting in a reduction in the fund balance for the General Fund of $194,959.

Collins said if the board agreed to the reallocation, she would bring back a formal amendment to the budget in November. The board gave Collins the go-ahead.

Ordinances and resolution

The board passed three ordinances and a resolution:

• Ordinance 11-2024, which amends the town’s municipal code to include the fee for littering in the town’s Master Fee schedule.
• Ordinance 12-2024, which moves the rules regarding parks to section 12.12.060 of the town’s municipal code.
• Ordinance 13-2024, which gives the town clerk the authority to approve applications for liquor sales at special events.
• Resolution 49-2024, which revises the town’s policy for lighting its star to include lighting the star for one day in remembrance of the events of Sept. 11, 2001.

Stop sign to be official

Collins said that, as part of Alpine Essentials transition from a wholesale to a retail marijuana business, an unofficial stop sign had been installed by a tenant at the intersection of Commercial Lane and Circle Road.

According to a memo included in the board packet, Police Sgt. Eugene Ramirez and Interim Chief of Police Adam Lundy reviewed the situation and found that police officers could not issue valid citations for failure to stop at the unofficial sign. They said they had received several complaints from residents regarding failure to observe the sign.

The board voted to replace the unofficial sign with a sign owned by the town, which would enable police officers to write valid citations.

Administrative reports, Public Works presentation

Collins gave administrative reports at both board meetings. She said budget meetings were taking place internally. She reported only one volunteer had come forward asking to serve on the advisory committee formed to develop a financial plan for the Elephant Rock property and suggested that the board postpone the deadline for requests to serve on the committee.

At the Sept. 26 meeting, Collins said recruitment continues for the water operator and accounting clerk positions of the town’s staff. Job offers had been made for the public works maintenance and code compliance positions. Four interviews have been scheduled with applicants for the chief of police position.

Collins reported that the town’s insurance costs had risen by 12.6%. Asbestos abatement in the cabins at the Elephant Rock property was halfway completed and the pickleball courts at the lake are open.

Stacy DeLozier, recently hired as the town’s Public Works supervisor, told the board the mission of the Public Works Department was to provide responsible, efficient, cost-effective services and public works to the residents of the town. The department’s vision was to enhance the quality of life of the residents, to maintain parks and keep roads safe, consistent with the goals of the board. He said the department was short-handed.

Creek Week proclamation

Havenar read a proclamation declaring Sept. 28 to Oct. 6 to be the 11th Annual Creek Week of 2024. She presented a certificate to Alli Schuch, executive director of the Fountain Creek Watershed District. Schuch said volunteers had removed 150 tons of trash from the Fountain Creek watershed. Wiecks said that on Sept. 28 volunteers would gather at the Glen Park tennis courts at 9 a.m. to remove trash from Monument Creek.

Executive sessions

The Sept. 12 board meeting was preceded by an executive session to discuss leasing a portion of the Elephant Rock property, a possible annexation, conveying and obtaining property, accounting for certain funds in the General Fund or the Water Enterprise Fund, addressing issues involved in the Petition to Disconnect filed by the United Congregational Church, and evaluating the town administrator. No votes were taken after the executive session.

The Sept. 26 meeting was followed by an executive session to evaluate the town administrator.

**********

The next regular board meetings are scheduled for Oct. 10 and 24. Meetings are 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

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

• Amended asbestos abatement contract approved
• New committee focuses on financial plan
• Mediator to help resolve conflicts
• 2023 audit report
• Business license code clarified
• Sale of town land approved
• Resolutions approved
• Administrative reports
• Executive session

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

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

• Committee vision and mission
• Site planning
• Culture and arts
• Income capacity
• Sources of funding
• Next steps

By James Howald and Jackie Burhans

On July 10, the Palmer Lake Board of Trustees held a workshop at which the Elephant Rock Property Citizen Advisory Committee presented the results of its work to organize and analyze the suggestions from residents for development of the 28-acre property. Mayor Glant Havenar and Trustees Shana Ball, Kevin Dreher, Nick Ehrhardt, and Dennis Stern attended the workshop; Trustees Jessica Farr and Samantha Padget were absent.

The 10-member committee included Co-Chairs Susan Miner and Bill Fisher, Jina Brenneman and Jennifer Rausch representing the Palmer Lakes Arts Council, Cindy Power and John Tool representing the Palmer Lake Parks Commission, Atis Jurka and Karen Stuth representing the Palmer Lake Economic Development Group, and Larry Bobo and Cathy Wilcox serving as citizens at large.

The committee organized all the suggestions it considered viable and its comments on those suggestions into a binder presented to the board and available on the town’s website here: www.townofpalmerlake.com/media/15291.

Committee vision and mission

Miner told the board the committee’s vision was to create parkland and open space for the benefit and enjoyment of citizen owners that celebrates community, culture, history, the arts, and the natural environment in the spirit of the Chautauqua movement. The committee’s mission was to acknowledge that the property is beautiful and diverse and must be self-sustaining while maintaining harmony between economic development and land use regulations.

Miner said the committee thought of the property as belonging to the whole town, and the committee’s work was based on the town’s master plan. She said that Richard and Lindsay Willan’s Eco Spa and a potential public safety building had not been considered in the committee’s efforts.

The committee is made up of five subcommittees: site planning, income capacity, funding sources, culture and arts, and parks, Miner said. (The parks subcommittee did not make a presentation at the workshop.) The overall committee considered preserving the landscape and views, fire mitigation, reducing the potential for noise and light pollution, and promoting opportunities to improve quality of life for residents. The status of the cabins, the need for asbestos mitigation, lack of funding, and public safety were “elephants in the room,” Miner said.

Site planning

Fisher told the board the site plan focused on documenting existing conditions. He said the site planning subcommittee had settled on consistent names for the buildings at the site: the Lodge, the Chapel, the Pavilion, the Long Building, the Cabins, the Annex, and the Utility Barn. Fisher said the site planning subcommittee did not favor using the site for a shopping center, but he acknowledged the need for revenue from the site.

Fisher said the Lodge could be developed into a boutique hotel, and he presented a slide that showed a hotel, an open space on the eastern side of the property, the Willans’ spa, and a park on the western side of the property adjacent to the creek.

Culture and arts

Miner said the idea of using the site as a cultural district, where cultural facilities and programs serve as anchors, came up in a couple ways. Cultural districts attract funding, she said.

Brenneman, representing the culture and arts subcommittee, recalled Palmer Lake in the 1970s, when it was more a village than a town and summer classes and ballet classes were available. She presented information from a 2022 study by the Cultural Office of the Pikes Peak Region that showed the arts supported nearly 3,000 jobs and generated $184 million in economic activity.

Brenneman discussed the use of the kitchen in the Lodge as a fine dining restaurant. The site could accommodate a history museum, artists in residence, a sculpture park, and a nature center, she said. She encouraged the board to take the long view and to protect the property.

Income capacity

Jurka, representing the subcommittee focused on revenue generation, said the main question relative to revenue was who would manage the property. He pointed out there are insurance and maintenance costs, but no revenue is coming in at present. He suggested three things to generate revenue in the short term: an athletic field that could be rented, the Pavilion could be rented, and picnic tables could be installed and rented. He also suggested the Lodge could be rented.

Sources of funding

Cathy Wilcox listed several ways to fund the development of the property:

• Federal, state and local grants.
• Municipal bonds.
• Mill levy overrides.
• Crowd funding.
• Revenue from parking.
• Fees.
• Sales taxes.
• Sponsorships.
• Endowments with naming rights.

She said she had contacted Panorama Property Management.

Next steps

Miner suggested the board hold an open house at the property. She recommended the formation of a new committee to further analyze suggestions and possibly hire a property manager. Miner said a grant was available to hire a property manager. She said the buildings needed to be secured.

Mayor Havenar asked the board how much time they needed to digest the information presented by the committee. The consensus was two weeks, and the board would send questions to the committee by July 18. Another workshop was scheduled before the July 25 board meeting.

**********

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

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

• Consensus on Elephant Rock emerges from angry discussion
• Farmers markets, peddler’s permits and business licenses
• Public hearing on conditional use permit
• Subdivision ordinance rewritten
• Executive session

By James Howald and Jackie Burhans

The future of the Elephant Rock property was the focus of the Palmer Lake Board of Trustees (PLBOT) at its board meetings in July. The board also held two workshops devoted to the question. For coverage of the first workshop, held on July 10, see article on page < 11 >. The Elephant Rock Property Citizen Advisory Committee (ERPCA) delivered to the board the results of its months-long analysis of the suggestions for the property submitted by residents. The second workshop preceded the July 25 board meeting. The board passed a resolution to establish a fee for farmers markets, amended the ordinance regulating peddler’s permits, and updated the regulation governing business licenses. The board held a public hearing and took a vote on a conditional use permit for a landscaping business moving into Illumination Point. The board updated its code governing subdivisions.

Consensus on Elephant Rock emerges from angry discussion

Asbestos removal at the Elephant Rock property was on the agenda at the July 11 board meeting, but the topic was tabled until the July 25 board meeting.

At the workshop preceding the July 25 board meeting. Mayor Glant Havener said the purpose of the workshop was to address any unanswered questions about the ERPCA’s work and to set a direction for the property.

Trustee Kevin Dreher said the first decision was whether to use the property as a park or as a cultural district. He said he leaned toward using it as a park.

Trustee Shana Ball argued that the next step should be the formation of a new committee to do a financial analysis, as suggested by the ERPCA. Havenar questioned the role of a new committee.

Susan Miner, one of the co-chairs of the ERPCA, pointed out that every square foot of the Elephant Rock property that is not generating revenue is costing the town money. She said the property could be a combination of park and cultural district. The purpose of the new committee was to ensure there would be enough revenue to make the property self-sustaining.

Havenar pointed out that the board had already voted to demolish the cabins. She asked if Miner would lead the new committee; Miner said she would not.

Havenar argued the problem with the suggestion that groups adopt a cabin is that it would take five to seven years before the town would receive any revenue. Miner said she thought revenue could be produced sooner than Havenar’s estimate.

Trustee Dennis Stern said he did not oppose the creation of a new committee but thought the board should choose a direction before the committee was launched.

Ball said she would like to understand the revenue that would be generated from the cabins and argued that most of the community wanted to keep them. Havenar disagreed that was the desire of most residents. Ball asked for another survey of the community. Trustee Jessica Farr felt the community had been surveyed many times and the board should decide between parks and a cultural district.

Dreher said he favored turning the big building into a restaurant or event center that would generate revenue. Farr pointed out no one would invest the money needed without owning the building.

Havenar said she would like to see the Pavilion used for park rentals and the Chapel used by the Forest School. Miner said the next step should be to hire a property manager funded by a grant. Havenar pointed out the town did not yet have such a grant.

Town Administrator Dawn Collins pointed out that any new use would require all aspects of the property—drainage and roads, for example—to be brought up to current code requirements. She said the buildings were continuing to deteriorate and there was a cost to doing nothing. She estimated the town had spent $5,000 on the property in the first half of 2024.

Havenar argued the asbestos would need to be remediated in all cases. She repeated her point that the board had already voted to demolish the cabins.

Ball repeated her desire for more input from citizens. Ehrhardt and Farr said there was already plenty of input from citizens. During Tim Cave’s remarks to the board, Havenar became angry with Ball, implied Ball was keeping information secret from the board, and demanded that Ball stop talking and shut her mouth.

Reid Wiecks, who is on the Parks and Trails Commission, suggested that the large buildings could accommodate any uses the cabins could be put to, and said he favored demolishing the cabins.

Following Wiecks’s remarks, the workshop was closed.

During the board meeting following the workshop, Farr moved to demolish seven buildings, remediate the asbestos as needed, and form a new committee to develop a financial plan in six months. Trustees Ball and Ehrhardt voted no; Trustees Dreher, Farr, Padgett and Stern, along with Havenar, voted yes.

Farmers markets, peddler’s permits and business licenses

At its July 11 meeting, the board voted in favor of Resolution 38-2024, which requires a fee to be paid by applicants organizing farmers markets. Staff recommended a fee of $100. It also amended Ordinance 7-2024 so that a peddler’s permit, which would be required to sell items at a farmers market, would be valid for a calendar year at a cost of $25. A simple background check would be included in the process to grant a peddler’s permit.

At its July 25 meeting, at the request of Farr, the board took up the issue of business licenses. At present, Farr said, subcontractors were required to obtain a business license from Palmer Lake. She thought this was unenforceable and a waste of time. Stern said he thought most towns did not require subcontractors to maintain a business license but did require home-based businesses in the town to be licensed. Collins said the code currently does require subcontractors to have a business license, even if they will be performing a single job, but that was enforced only when a subcontractor submits a land use application.

Town Attorney Scott Krob said the board could decide how broad they wanted the requirement for a license to be. Local builder Kurt Ehrhardt told the board he thought the requirement would mean excessive work for town staff. Krob said he would draft language for the board to consider at a future meeting.

Public hearing on conditional use permit

Jared Whiteley, representing Greater Grounds, requested a conditional use permit to use his property at Illumination Point to park trucks and equipment for a landscaping business. Illumination Point is zoned C2 General Business and Commercial. He said an 8-foot privacy fence would be built to shield the equipment from Highway 105.

Whiteley said if the Colorado Department of Transportation required a turn lane on Highway 105, he could use Cloven Hoof Road to access the parking lot.

The board voted unanimously in favor of Resolution 40-2024, which grants the permit.

Subdivision ordinance rewritten

Collins told the board that the municipal code governing the subdivision process had been rewritten by the town’s Planning Commission and the Community Matter Institute to address gaps in the process. Krob said the old code was 50 years old and due for updating.

The board voted in favor of Ordinance 8-2024, which repeals and replaces Chapter 16 of the Subdivision Code. Farr voted no; all others voted in favor.

Executive session

The July 11 and 25 meetings ended with executive sessions to discuss a possible annexation request.

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The next regular board meetings are scheduled for 6 p.m. Aug. 8 and 22. 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 (PLBOT) articles

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

By James Howald and Jackie Burhans

• Board opts out of state law prohibiting guns in sensitive spaces
• Land use issues
• Elephant Rock property
• Regulation for farmers markets takes shape
• Peddler’s permits required
• Special event permit process simplified
• Roadway improvements at PLES
• Special events approved
• Administrative updates
• Executive sessions

In addition to the two meetings in June, this article also covers the last meeting the Palmer Lake Board of Trustees (PLBOT) held in May, which was held after OCN went to press.

The three meetings addressed topics ranging from gun rights to land use issues. Chairperson Susan Miner updated the board on the work of the Elephant Rock Advisory Committee. The board discussed regulations for farmers markets, peddler’s permits and the process for granting special event permits. The board awarded a contract for water line and roadway improvements at Palmer Lake Elementary School (PLES). The board approved two special events. Town Administrator Dawn Collins gave the board an administrative update at the June 13 and June 27 meetings.

All three meetings included executive sessions.

Board opts out of state law prohibiting guns in sensitive spaces

At its June 27 meeting, Trustee Dennis Stern said he had gone to the Pikes Peak Regional Building Department (PPRBD) advisory committee and learned about a newly passed state law (SB24-131 Prohibiting Carrying Firearms in Sensitive Spaces) that goes into effect July 1. Stern noted that the law has an exception for police and that local governments can enact laws to allow carrying guns in sensitive areas. He said that resolution 37-2024 would allow concealed carry in sensitive areas, such as the Town Hall and administrative offices, in Palmer Lake.

Stern said he believed declaring any building or area a gun-free zone was asking for trouble because criminals don’t follow the law. Mayor Glant Havenar expressed frustration about rules being passed at the state level that were against the Colorado Constitution and that inhibited a local municipality’s way of life. She noted that she had a concealed carry permit and that as of July 1, she would no longer be able to walk into the Palmer Lake Town Hall or the administrative building with a gun in her purse. Havenar expressed support for the resolution, saying that if Palmer Lake didn’t stand up, no one else would. Trustee Nick Ehrhardt said emotions can rise in sensitive areas, and he has seen the consequences. He said he wanted to create a better world for his kids and grandkids and applauded the state’s efforts.

The board passed the resolution with a vote of four to one with Ehrhardt voting no and Trustees Kevin Dreher, Jessica Farr and Stern, as well as Havenar, voting in favor. Trustees Shana Ball and Samantha Padgett were excused from the meeting and did not vote.

Land use issues

At the May 30 meeting, the board held a public hearing on a request from Randy Allgood to replat his property at 95 Greeley Blvd. and a request from Ethel Engel to replat her property at 278 Lower Glenway St.

Allgood said his plan was to build four houses on the property, and the replat would change some easements to accommodate a shared access point for the four homes.

Jim Brinkman, a surveyor with Crossed Paths representing Engel, said there was a 7-foot discrepancy between surveys concerning the location of a right of way. The replat request used a survey originally done by Tim Wagner. Town Attorney Scott Krob said the replat could be granted and the discrepancy could be resolved later.

There were no comments from the public on either request, and the public hearing was closed.

The board voted unanimously to approve resolutions granting the requested replats.

At the May 30 meeting, the board considered Resolution 30-2024, which extends a temporary conditional use permit previously granted to Bruno Furrer and Loren Burlage for their property at 773 South Highway 105, which is used for the outdoor storage of hay. Two businesses, Diacut and HayCo, share the property. The resolution notes that Furrer and Burlage requested conditional use permits in 2022 and 2023 and specifies that all vehicles and equipment on the property must be screened from view from Highway 105 by July 1. The resolution also requires Furrer and Burlage to apply for a permanent conditional use permit that addresses screening by May 31, 2025 or cease use of the property. The board referred the issue to the Palmer Lake Planning Commission to clarify the dimensions of the fences needed to properly screen the equipment on the property.

At the June 27 meeting, Resolution 34-2024 to extend the temporary conditional use to Furrer and Burlage for 12 months with a deadline of Aug. 1 to complete the green privacy screening condition of 36 feet wide by 5.5 feet high as imposed by the Planning Commission was passed unanimously.

At the June 27 meeting, the board also passed Resolution 32-2024 to approve a lot line adjustment on Meadow Lane. At the public hearing, it was noted that the adjusted lot line would protect access to a new trail at Elephant Rock. The board voted unanimously to allow the adjustment. Erhardt recused himself from the hearing and the vote because his father, Kurt Ehrhardt, is the home builder.

Elephant Rock property

At the May 30 meeting, Miner told the board that the Elephant Rock property site planning subcommittee’s work was complete. The Arts Council subcommittee was working on an automated walk-through of the property, and the Parks subcommittee had completed about a third of its work. She said the Arts Council is working on the idea of a cultural district, which would open up funding opportunities. The Palmer Lake Economic Development Group is working on determining comparable sales. A recreation center is being considered, Miner said.

In terms of funding, Miner said opportunities from the state were being researched and sponsorships were being sought. Risk assessment was being considered for each of the options the committee was bringing to the board. Miner said an appraisal was needed.

At the June 13 meeting, Miner said the committee was preparing a final presentation for the board. She asked that a workshop be scheduled to present the plan so that the presentation would not be rushed by the need to consider other agenda items.

At the June 27 meeting, Collins told the board that a workshop had been scheduled for Wednesday, July 10 at 5 p.m. at the Town Hall for the Elephant Rock Advisory Committee to present its final plan to the board. Dreher, Farr, and Havenar were disappointed they would not receive a copy of the plan before the workshop so they could be prepared with questions.

Regulation for farmers markets takes shape

At the May 30 meeting, Collins told the board that town staff had received inquiries about a farmers market within town boundaries. She presented a draft of regulations that could be added to the municipal code. The draft requires the manager of the farmers market to obtain a license from town staff and to assume responsibility for all the vendors. The draft defines what can and cannot be sold at a farmers market: produce, handmade food and beverages, meat, honey and other handmade items are allowed; tobacco, firearms and electronics are prohibited. The draft requires the markets to be held on public property, but consensus of the board was that private property should be allowed.

Collins said she would re-draft the language based on the board’s discussion.

At the June 13 meeting, Collins presented an updated version of the code that included a $100 fee to be paid by the market’s manager, said licenses for vendors or peddlers would be handled separately, and markets are prohibited on residential properties.

At the June 27 meeting, Collins presented Ordinance 6-2024 Relating to Farmers Markets, which incorporated the board’s discussion, added enforcement language, and allows public or commercial properties to host the markets. The board voted unanimously in favor.

Peddler’s permits required

Related to its discussion of farmers markets, the board discussed permits for vendors and peddlers at its May 30, June 13, and June 27 meetings.

At the May 30 meeting, Collins suggested language that would exempt a peddler with an existing business license granted by the town from needing an additional peddler’s permit for special events and farmers markets. The draft specifies that a background check of applicants will be conducted by the town. The board directed Collins to refine the language, focusing on a streamlined process that would result in a permit good for one year.

Amended language was presented by Collins at the June 13 meeting that incorporated the one-year term for the license based on the calendar year.

On June 27, Collins reported that staff had reviewed peddler permit regulations at six municipalities including the town of Monument. Fees averaged $25, she said, and were meant to cover administrative costs. Some towns do a high-level background check looking for felony offenses or an outstanding warrant related to the proposed activity. Farr asked if a background check also was required for a business license and whether the peddler or business signed an agreement to the background check. Collins said she did not see that question on the application, and Krob said he didn’t know that it was required, but he advised it to be added.

Krob noted that peddler’s permits had been around for a long time and originally applied to people coming from out of the area and soliciting from door to door. Havenar asked if a peddler might be a felon who had served their time and turned things around and wanted to be in a farmers market; she said she was told that every vendor at the Wine Festival she owns had to get a background check even if they had done so previously. She asked if it was imperative that the town go through a one-hour process for every vendor. Collins explained that the code had been changed to require the background check only once per calendar year and that the background check itself only took five minutes of the one-hour processing time.

Farr said that the town couldn’t control everything and expressed concern about the time involved. Police officer Gene Ramirez spoke in defense of the background check, noting that someone could have a child-related issue or be prohibited from being around at-risk people, and the town could not know that even if the person seemed nice. He advocated for background checks and said that the police chief would as well.

Erhardt said business owners must follow rules and that it’s a level of protection he hopes is covered by the fee. Trustees Dreher and Stern agreed with Erhardt. Collins asked for direction, noting that there was a draft ordinance. Erhardt said the town should have some discretion on what would disqualify someone to avoid penalizing someone who was getting their life together.

The board did not vote on the proposed language at the June 27 meeting.

Special event permit process simplified

At the May 30 meeting, Collins noted that the town’s municipal code does not address special events. She presented language for the board to consider that requires special events to obtain a permit and defines criteria for denial, such as misinformation in the application, a conflict with a previously permitted event, or threat to public safety.

The language was reviewed at the June 13 meeting, and Collins suggested smaller events be approved by staff, without taking time from the board.

At the June 27 meeting, the board voted unanimously in favor of Ordinance 5-2024 Relating to Special Events, which lays out the process allowing for administrative approval of minor or recurring events while bringing large or new events to the board. All events would be announced at the board meeting, added to the calendar on the website, and announced on the town sign.

Roadway improvements at PLES

At the June 27 meeting, the board approved Resolution 35-2024, which awards the contract to West Fork Construction for PLES water line and roadway improvements on a vote of 4-1. As explained by Mark Morton of GMS Inc. Consulting Engineers, the costs were increased by $430,516 to cover an increase in scope, adding a water system, drainage system, and road surface improvements. The total award was $1.32 million, with the project cost including a 10% contingency. Farr voted no. Dreher, Erhardt, Havenar and Stern voted in favor.

Special events approved

Chris Medina requested a special event permit for a Funky Little Theater Company performance of The Last Train to Nibroc. The play will be staged at times to be determined between Aug. 2 and 17. Medina told the board he would like to have a long-term memorandum of understanding allowing the theater company to use the Palmer Lake Town Hall on an ongoing basis. At the June 27 meeting, the board passed Resolution 36-2024, which approves a memo of understanding with the theater company regarding its use of town facilities.

Amy Hutson, representing the Arts Council, asked the board to approve a special event permit for a Chautauqua event to be held between July 29 and Aug. 4. Classes, musical performances, films, cooking demonstrations and lectures will be part of the event. The board voted unanimously in favor of the permit.

Administrative updates

Collins told the board that the town’s website was being upgraded to comply with the Americans with Disabilities Act. Most changes would not be visible to users, she said. The CORE EV chargers will be completed the last week of June, she said, with a ribbon cutting planned after July 4. Concrete for the pickle ball courts being built on the west side of the Palmer Lake Regional Recreation Center has been poured and town staff is working on the permits for toilets near the courts.

Collins reported that tax revenue was above budget. The audit by the town’s insurer, Colorado Intergovernmental Risk Sharing Agency, is complete and the town’s deductible will increase from $2,500 to $5,000 due to the amount of hail and wind damage to town buildings.

Executive sessions

The May 30 meeting ended with an executive session to discuss the possible sales of public property and to consider negotiating positions. Following the executive session, the board reconvened to open session and passed Resolution 31-2024 that authorizes the mayor to sign a purchase and sales agreement.

The June 13 meeting began with an executive session to discuss the possible acquisition of an interest in real property and to discuss security to be provided by the Police Department and the possible hiring of a police chief.

The June 27 meeting ended with an executive session to discuss negotiating strategies and a possible annexation. No action was taken following the executive session.

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The next regular board meetings are scheduled for July 11 and 25. 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

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

• Discussion of Fourth of July event becomes contentious
• Elephant Rock vision plan update
• Special events
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) met twice in May; on May 9 and on May 30. Since the May 30 meeting was held after this issue of OCN went to press, that meeting will be covered in next month’s issue.

At the May 9 meeting, the board considered a special event permit request from Shane Neal, representing Awake the Lake (ATL). The board heard an update on the progress made by the Advisory Committee for the Elephant Rock Vision Plan. Five special event permits were approved.

The meeting was followed by an executive session to receive legal advice on an offer to purchase town land, and a vote was taken following the executive session.

Discussion of Fourth of July event becomes contentious

Neal asked the board to approve a special event permit for the Festival on the Fourth event. He explained ATL had canceled its previous plans for the event, which would have included a fireworks display, because it could not find a volunteer to manage the event. The event he proposed at the board meeting was a scaled-down version, to be held in a controlled area adjacent to the Centennial Park Gazebo on the west side of the lake, that would include alcohol sales, vendors, and music, but no fireworks. Ambulance support, EMT resources, and private security personnel would be provided. Tickets to the event would cost $20, but food and alcohol would be sold separately, he said. Neal said he expected up to 5,000 people would attend.

After explaining the event requested in the permit application, Neal went on to say ATL considered fireworks central to the event and it proposed holding the event with fireworks. Neal listed three options: the smaller, more controlled event without fireworks he had submitted a permit application for, a larger event with fireworks, or no event at all. He said when ATL canceled the previously planned event there was a lot of push back from the community, all of it in favor of holding an event with fireworks. Meetings were held to see if the event could be revived, and Neal volunteered to plan the event.

Town Administrator Dawn Collins said that she was concerned about the lack of adequate planning, that she wanted to support the ATL event, but the cancelation meant that law enforcement staff from surrounding organizations had re-assigned their staff when the cancellation was announced, and those officers were no longer available to support The Festival on the Fourth.

Jeff Hulsmann, representing ATL, said that events like The Festival on the Fourth were important to the town and the scaled-back version of the event, without fireworks, would fail and would fill the town with angry disappointed attendees

Trustee Shana Ball said she did not have enough information to decide at the meeting.

Interim Police Chief Adam Lundy said he could support the smaller version of the event but adequate police support for the version with fireworks was not available. He said the event historically has never been safe. Collins said 18 members of the Fire Department would be available to support the event.

Neal asked the board to authorize him to move forward with planning for an event with fireworks and said the board could cancel the event later if its requirements were not met. Resident Susan Miner spoke in favor of this approach. A permit for an event with fireworks was not the issue before the board.

Lundy pointed out again that law enforcement staff from surrounding agencies were re-assigned when they were told the event was canceled and were no longer available.

Mayor Glant Havenar said, “Everyone wants the event going forward,” and hoped Neal would remain as the event planner.

At that point, Neal asked the board to vote yes or no on an event with fireworks. There was no motion for a vote and Neal withdrew his application for a smaller event. The board moved on to the next agenda item but that was not the end of the discussion. Later in the meeting, Hulsmann asked the board to vote yes or no on an event with fireworks. He said he did not want to take the blame for the failure of the event to proceed. The board did not vote at that point.

During the public comment section, Neal again asked the board to vote yes or no on an event without fireworks. Town Attorney Scott Krob said the board could vote but was not obligated to do so. The board voted: Trustees Jessica Farr, Dennis Stern and Havenar voted in favor of the smaller event, without fireworks, for which the special event permit was requested. Trustees Ball, Nick Ehrhardt and Samantha Padgett voted no. Trustee Kevin Dreher was not present to vote. The vote failed, since a majority was required for it to pass.

Elephant Rock vision plan update

Miner told the board that the Advisory Committee for the Elephant Rock Vision Plan had met twice. At the first meeting, they added Cathy Wilcox and Larry Bobo as committee members. The second meeting was held at Richard and Lindsay Willans’ location at the Elephant Rock property so that the committee could familiarize themselves with the Willans’ plans.

Miner said the committee was drafting a vision statement specific to the Elephant Rock property. All ideas submitted by community members have been collected and categorized. The committee had heard from The Arts Council of Palmer Lake, from the Parks and Trails Commission, and from the Palmer Lake Economic Development Group. A site team made up of Bill Fisher, John Tool, Jennifer Rausch and Larry Bobo had been formed and was ready to get started. Cathy Wilcox was working on listing possible types of financial support, and Miner was working on a critical path schedule with benchmarks, she said

Bill Fisher wrote an email listing positive attributes that uses of the Elephant Rock property should have, including:

• Benefit to the public
• Provision of park space to the community
• Preservation of the rural corridor
• Non-competitive with local businesses
• Generates revenue for the town
• Preserves historical attributes
• Supports recreation

Miner cautioned the board about accepting further ideas from the community that were not submitted first to the committee.

Special events

The board approved these special events:

• Shakespeare in the Park, hosted by the Palmer Lake Arts Council. The play will be Two Gentlemen of Verona. There will be two performances at the Town Hall on Saturday, June 22, at 1 and 6 p.m.
• Wishing Star Farms children’s reading program, hosted by the Pikes Peak Library District. Children will interact with farm animals. On Thursday, June 27, at the Village Green at 9:30 a.m.
• Summer Adventure Concert, hosted by the Pikes Peak Library District. A children’s musician will perform on Friday, July 12, at the Village Green in the afternoon.
• Concert series hosted by the Pikes Peak Library District. There will be performances on Friday, Aug. 23, Friday, Aug. 30 and Friday, Sept. 6 at 6 p.m. at the Village Green. The musical selections will vary.
• Palmer Lake Elementary School (PLES) Fun Run, hosted by the PLES Parent Teachers Organization. The 42nd annual four-mile run on the Santa Fe trail, to be held on Thursday, July 4, with a start time of 7 a.m. at the Pavilion at Palmer Lake Regional Recreation Center. Parking will be on the west side of the lake.

Executive session

The meeting on May 9 ended with an executive session for the board to receive legal advice on the sale of town property. After the executive session, the board voted in favor of Resolution 28-2024, which authorizes the mayor to sign purchase and sales agreements. The text of the resolution had not been published on the town’s website when this article went to press.

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The next regular board meetings are scheduled for June 13 and 27. 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 articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• TLCA sells Palmer Lake building (3/1/2025)
• 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)
• Buc-ee’s community meeting elicits strong response (1/4/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Nov. 5 Election Results for Monument and Palmer Lake (12/5/2024)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)

• Elephant Rock committee will only advise, board will decide
• Land use decisions
• Sign policy discussed
• Fire chief envisions wildfire resilience
• Special event permits
• Stern to assist TLCA
• Executive sessions

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.

Other Palmer Lake articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• TLCA sells Palmer Lake building (3/1/2025)
• 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)
• Buc-ee’s community meeting elicits strong response (1/4/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Nov. 5 Election Results for Monument and Palmer Lake (12/5/2024)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)

• Cabins could be asset to town, Willans claim
• Application for Ben Lomand annexation withdrawn
• “Pocket neighborhood” requires conditional use permit
• Water tap transferred
• Administrative and Fire Department reports
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) cancelled its March 4 meeting due to snow but convened on March 28 to hear a proposal from Lindsay and Richard Willan to restore six cabins and the long house at the Elephant Rock property. Town Attorney Scott Krob told the board that the application for annexation of the Ben Lomand property had been withdrawn. The board held a public hearing on a conditional use permit for a multi-family residential development in a C1 zone, followed by a vote on a resolution to grant the permit. It heard a request from Nikki McDonald to transfer a water tap from a property on Greeley Avenue to another property she owns. The board heard reports from Town Administrator Dawn Collins and Fire Chief John Vincent.

The March 28 meeting was preceded by an executive session.

Cabins could be asset to town, Willans claim

Lindsay and Richard Willan asked the board to reconsider its unanimous vote in 2023 to demolish six cabins and a larger structure called the “long house” at the Elephant Rock property. They proposed renovating the structures and using them as short-term residences for visitors to the spa they are planning to build at the property. They said the renovated cabins might also serve as office space, a yoga studio, an artist’s studio, or an art gallery.

The Willans showed the board a site map indicating the cabins and long house are outside the floodplain. They also presented a report from Darrell Yee, a consulting engineer, verifying the roof and walls of the structures were sound. The insurance policy the Willans have obtained for their spa can be expanded to include the cabins, they said. RE/MAX Properties was interested in providing long-term property management services.

The cabins and long house in their current state are worth $735,000, the Willans said, but after renovation would be worth $1.85 million. Under the Willans’ proposal, they would pay to renovate the structures, but the town would retain ownership. The Willans presented letters from Tri-Lakes Collaborative Counseling and from Smokebrush Foundation for the Arts indicating those organizations might finance some of the renovation work. Resident Cindy Powell said she was working on grants to finance the renovations and an “Adopt-a-Cabin” plan. Caryn Switey of the Wonders of Nature Forest School said the school was interested in providing funding if they could recoup their investment by receiving free use of a cabin until they had recovered their costs.

The Willans estimated their proposal would generate $60,000 annual profit to the town. They projected a total benefit to the town of $1.31 million when the increase in value after renovation is considered. Lindsay Willan estimated the renovation would take three years.

Following the Willans’ presentation, Mayor Glant Havenar said she was concerned the property might become a residential development in the future. She said it might be as long as six years before the town sees any financial benefit. Richard Willan said residential development at Elephant Rock could not happen without the consent of the board. Trustee Shana Ball argued that the current board can’t control future boards. Powell said the Willans’ proposal would save the town the cost of asbestos abatement and landscaping that would follow demolition of the cabins.

Town Administrator Dawn Collins said the Elephant Rock property is a planned unit development, which means the town has more control over the development process.

The board returned to their discussion of the Willans’ proposal later in the meeting as a separate agenda item. Ball said she likes the ideas the Willans presented. Trustee Kevin Dreher reminded the board it has voted three times to demolish the cabins. He said the Willans’ plan was not in the best interest of the town. Trustee Dennis Stern said he was optimistic but wanted to lock down the details of management.

Reid Wiecks, chair of the Parks and Trails Commission, echoed Dreher’s comments. He said if the cabins and long house were demolished the property would be unique in northern El Paso County. He argued using the property as a “passive park” would raise property values and increase property tax revenue received by the town. Wiecks characterized the Willans’ proposal as a seven-home residential development and argued the buildings were not historical, were likely built in the 1970s and therefore not eligible for grants to preserve historical buildings. He expressed concern that the Willans’ plan might conflict with the trail that has been proposed for the property and has been partially built.

Trustee Nick Ehrhardt said he had voted to demolish the cabins because there was no alternative proposal and if the Willans’ plan doesn’t work out, the town could still demolish the buildings because the town would own them. He liked the fact that the town is not responsible for management.

Collins said there was no overall plan for the Elephant Rock property and mentioned that using a portion of the site for a public safety building to house the Police and Fire Departments had been discussed in the past. She called for a meeting that would include all interested departments to work out a plan for the entire property.

Havenar said Trustees Jessica Farr and Samantha Padgett were excused from the meeting and she was reluctant to decide without their input. She felt the finances were not clear, and the proposal would mean a lot of work for town staff. She lamented the fact that the Elephant Rock property had become a burden and a cause for contention.

The discussion ended with the board deciding to hold a meeting with all stakeholders, including the board, the Parks and Trails Commission, the Planning Commission, and the Police and Fire Departments to build a consensus for how to develop the property.

Application for Ben Lomand annexation withdrawn

Attorney Scott Krob told the board that the United Congregational Church had withdrawn its application for the annexation of its Ben Lomand property. The board had suggested some changes to the annexation agreement that the church had submitted, but the church would not consider any changes to the agreement. The church’s attorney sent the town a letter indicating that if the town did not accept the original annexation agreement the church would withdraw its application, Krob said. The board was polled electronically and decided not to hold a special meeting to further discuss the application. On March 14 the church formally withdrew its application, Krob said.

Havenar said the board did not agree with the annexation proposal’s plans for the top of Ben Lomand mountain, the requirement that the town take responsibility for County Line Road, and the stipulation that the church would not need to manage changes through the town’s Planning Commission. The original agreement was not in the best interest of the town, she said.

“Pocket neighborhood” requires conditional use permit

A public hearing was held to consider a request from Rebecca Albright and Philip Tedeschi for a conditional use permit that would allow them to move forward with the development of detached single-family residences and duplex units between Clarence Street and Spruce Avenue, adjacent to Ben Lomand mountain. There would be a total of nine residences, Albright said, perhaps three single-family residences and three duplexes or five single-family residences and two duplexes. The “pocket neighborhood” would consist of smaller, affordable, attainable housing located around a common open space, Albright explained. The plan calls for the residences and duplexes to use septic systems since the town does not provide sewer service to the property, but the town’s municipal code does not permit multi-family residences to use septic systems.

Albright said the property is currently zoned C1 (general business and commercial zoning), but single- and multi-family residences are a conditional use of property zoned C1. She asked the board to grant a conditional use permit and to consider changing its water tap fees to help make the residences affordable. Collins said the town’s code would need to be amended to allow multi-family residences such as duplexes to use septic systems.

Krob said the resolution that would grant the conditional use permit would only take effect if the town amends by Aug. 1 its code to allow the use of septic systems for multi-family residences. The town would not change the code without parameters set by the town’s engineer to govern septic systems for multi-family residences.

The public hearing was closed, and the board voted in favor of Resolution 21-2024.

Water tap transferred

Havenar told the board that Nikki McDonald and John Cressman, both of whom had served as mayor of Palmer Lake, had recently sold a property on Greeley Avenue. Havenar was the real estate agent who handled the sale. Four water taps were associated with the property, but the buyer only wanted to build three houses, leaving one of the taps available, Havenar said. McDonald had paid the monthly charge for the tap and would like to retain ownership of the tap and transfer it to another property she owns, Havenar said.

The board packet noted that water taps can’t be transferred according to the town’s code.

The board voted unanimously to allow McDonald to transfer the tap to another property.

Administrative and Fire Department reports

In her administrative report, Collins told the board public works equipment operator Blake Bloom would start this week. An accounting clerk would start on April 8. Collins said there were no applicants for the supervisor position in the Public Works Department, so she had initiated some recruiting assistance to hire someone on a temporary basis. Unused wages would cover the recruiting costs, she said.

Collins commended police officer Adam Lundy for accepting the position of interim police chief following the resignation of Jason Vanderpool. She also congratulated officer Eugene Ramirez on his promotion to corporal. In April, a consultant would be brought in to review the Police Department and make policy and structure recommendations.

Lundy said there were lots of things in motion in the Police Department and he was glad to have the support of the town to get through the changes.

Fire Chief John Vincent told the board that the Tri-Lakes Center for the Arts had obtained a temporary certificate of occupancy, allowing the building to be open to the public. He said training on operating the department’s woodchipper was underway. He discussed how controlled burns can be used to reduce fire danger and mentioned a controlled burn near the Shiloh Pines neighborhood planned by the Forest Service that would take place over several days beginning in late May.

Vincent mentioned he had found a vehicle to replace the department’s Chevrolet Suburban after a search that began in October. He asked the board for authorization to purchase the replace vehicle for $35,000; the board authorized him to proceed with the purchase.

Executive session

The March 28 meeting was preceded by an executive session to discuss negotiating positions on a possible sale of town property and to receive legal advice concerning the separation of former Police Chief Jason Vanderpool.

No actions were taken following the executive session.

**********

The next regular board meetings are scheduled for April 11 and 25. 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 articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• TLCA sells Palmer Lake building (3/1/2025)
• 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)
• Buc-ee’s community meeting elicits strong response (1/4/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Nov. 5 Election Results for Monument and Palmer Lake (12/5/2024)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)

• Property meets eligibility requirements
• “Non-sanctuary” status debated
• Land use code updated regarding annexation process
• EcoSpa lease amended
• Master fee schedule adopted
• Pickleball courts moved
• Special use permits
• Executive sessions

By James Howald and Jackie Burhans

At its meeting on Feb. 22, the Palmer Lake Board of Trustees (PLBOT) held a public hearing to decide if the property owned by the United Congregational Church was eligible for annexation by the town. Mayor Glant Havenar asked the board to approve a resolution declaring Palmer Lake to be a “non-sanctuary” town; she also asked it to authorize her to sign a letter drafted by leaders in surrounding towns to the El Paso Board of County Commissioners.

The PLBOT board considered updates to the town’s land use code. The lease agreement between EcoSpa LLC and the town was amended. The board held a workshop on its master fee schedule and voted to approve a new version of it. The location of the proposed pickleball courts was changed so that they would not be built over a water line. Finally, the board approved two special use permits.

Both meetings ended with executive sessions.

Property meets eligibility requirements

Havenar opened the public hearing on the eligibility of the Ben Lomand property for annexation into the town by saying the attendees were neighbors and by requesting they speak kindly. She and Town Attorney Scotty Krob said the sole topic of the hearing was whether the property was eligible for annexation and that all other issues would be handled later in the development process.

Dan Madison, a civil engineer representing the church, said the town had written an annexation impact report for El Paso County as required by the annexation process. The primary criterion for eligibility was one-sixth of the boundary of the property being contiguous with the town. Madison said the property met that requirement with 20% of the boundary being contiguous.

Havenar asked Madison to address the issue of water service for the proposed development. Madison said the developer does not want water service from the town; the lots would have private wells and the development would be self-sufficient regarding water. The developer did want the town to provide fire and police service, however. Madison pointed out that the developer initially wanted to remain in unincorporated El Paso County, but the town asked to be a partner in the development process.

Resident Roger Moseley raised several objections to the planned development, arguing that the impact report was “a terrible report,” mistaken on the issue of density, lacking information about costs, that the specifics of the development were not covered, and that there was a legal requirement for maps to be updated. Krob replied the impact report was prepared for the county, which had judged it adequate for its purposes. The maps needed to be updated before annexation, Krob said, but not before the determination about eligibility was made.

Resident Martha Brodzik said the impact report did not include a financial plan. She said she believed the town would be required to maintain a portion of County Line Road and that annexation would cost the town $77,000 a year in excess of the property taxes received. She said she was not in favor of or opposed to annexation, but she did not want to bear the burden of annexation.

Resident Johann Moum asked who the developer of the property is and if access to the proposed development would be through existing streets. He also asked about the intended lot sizes. Havenar pointed out these questions did not relate to eligibility.

Reid Wiecks, chairman of the Parks and Trails commission, said he was in favor of annexation but believed that one of the parcels would cut off a proposed trail. He objected to the Parks and Trails Commission not being involved in the annexation process. Havenar said the issue of trails was not relevant to the question of eligibility and the commission would be involved in the design phase of the process.

Two residents who did not sign the speaker log raised issues about water and fire prevention. Havenar said wells were managed by the state of Colorado. Trustee Shana Ball said the board was always conscious of the risk of fire.

Resident Bill Fisher said he believed the annexation agreement modified the existing land use code and he wanted residents to have a chance to comment on these changes.

Following the comments by the board and the public, Madison made his concluding remarks. He said the eligibility requirement was that the land be capable of development and that was the case. The impact report was done by the town, not the developer. A traffic study would be done during the development phase that would address roads. He explained the church is the owner as well as the developer and they intend to sell lots to builders.

Madison said he did not believe any connection to Capella Drive would be proposed, and that the primary access would be via County Line Road. Lots would be 2.5 acres and the trail issue would be addressed during the design phase. He said all tap fees would be paid and he believed development would reduce the likelihood of fire. He ended by saying the requirements for eligibility had been met.

Krob said if the board voted in favor of eligibility following the hearing, the next step would be a hearing on annexation, at which an ordinance would be voted on. The ordinance would do three things: annex the property, zone the property, and approve the annexation agreement.

Havenar closed the hearing, and the board voted unanimously to approve Resolution 13-2024, which finds the Ben Lomand property eligible to be annexed. The board also voted to hold an executive session on Wednesday, Feb. 28 at 5 p.m. to review the annexation agreement, and to hold a special session on Monday, March 4 at 5 p.m. to consider the annexation ordinance.

Brodzik objected to the schedule of the additional meetings, arguing there was no need to rush. She repeated her point about costs not being adequately considered. She said when the town was hit with costs for the annexation, she would send her portion of the bill to the board for them to pay.

Trustee Dennis Stern asked residents to send their concerns to the board via email and to be concise.

“Non-sanctuary” status debated

Havenar asked the board to approve Resolution 20-2024, which declares Palmer Lake to be a “non-sanctuary” town. The resolution also calls upon the president of the United States to secure the border and to enforce immigration laws. The resolution recognizes the importance of legal immigration.

Havenar said the county commissioners had issued a statement regarding “non-sanctuary” status and the mayors of some towns had made similar statements. She said her goal was to prevent the town from expending resources responding to the arrival of migrants. Ball said the town does not have space or resources to help migrants.

Trustee Nick Ehrhardt agreed the town does not have resources but said “it’s a far cry from that to proactively saying we are shutting the door before the door even exists … it’s regrettable that our neighbors have done so … this is an opportunity for us to stand apart.” He encouraged faith communities to help address the needs of migrants, said Palmer Lake was a sanctuary in many ways, and said he was a citizen of the planet.

Resident Becky Albright said she was disturbed by the resolution and did not see its purpose.

Havenar asked Krob if the town has a responsibility to migrants who might camp by the lake. Krob said “sanctuary city” is not a legal designation but was a political statement and concerns cooperation with immigration officials. “If you say you are a non-sanctuary city it doesn’t change your legal liabilities … it’s not really a legal question.”

Moseley asked: “Why are we not arresting bus drivers, shooting tires and burning buses?”

Brodzik said the town’s code prohibits camping and the code should be enforced.

Chief of Police Jason Vanderpool said camping is not a criminal offense. His officers could only ticket migrants camping illegally and require them to go before a judge. Since they were transitory, a trial and a fine might be ineffective, he said.

The board voted to approve the resolution. Ehrhardt and Trustee Samantha Padget voted no. Ball, Trustee Jessica Farr, and Havenar voted in favor. Trustee Kevin Dreher did not attend the meeting and was excused.

In a related matter, Havenar asked the board to authorize her to sign a letter, drafted by the mayors of Fountain, Green Mountain Falls, Calhan, Manitou Springs, Monument, Ramah and Colorado Springs, to the county commissioners, asking the commissioners to “engage in meaningful consultation with us, the mayors, before making public statements that have a negative impact on our communities.” The letter says the towns do not have the resources to support large numbers of immigrants. It asks for a collaborative approach from the commissioners.

Havenar said she supported the statement because it clarified the mayors would work together on the issue.

Ehrhardt voted against authorizing Havenar to sign the letter on behalf of the town. Ball, Farr, Havenar, Padgett and Stern voted in favor.

Land use code updated regarding annexation process

The board considered three updates to the town’s land use code, all of which would address deficiencies in the existing code regarding the annexation process. Krob said the first of the three updates was not ready for consideration, but the other two were ready. The second update would add language defining who can update the land use code, requiring a survey map when the zoning district map is changed, that zoning changes be initiated by the owner of the property or their representative and that the Community Master Plan be amended before approving zoning changes not in alignment with the plan. The third update defines a checklist of requirements for land use applications.

Collins and Krob emphasized that these changes would be temporary measures to fill gaps until the Planning Commission could complete its work on the land use code.

Brodzik objected to proposed changes, arguing they were a “cut and paste job,” and that the paragraph numbering was inconsistent. Krob responded that the language would be cleaned up by Municode, the company updating the town’s code, during codification. Brodzik asked for a line-by-line review of the town code, which she said the board had agreed to previously. She said the changes aren’t “ready for prime time.”

Havenar emphasized the temporary nature of the changes. Krob said the board can revisit the code at any time.

Moseley and resident Claudia Belcher said the process was too rushed.

Havenar said the board supported the town staff in the performance of their duties and that there were applications that needed to be addressed.

The board voted unanimously to table the first proposed update and to approve the second and third.

EcoSpa lease amended

Havenar told the board that the Willans had asked for their lease agreement to be amended so that the town would receive 8% of all rents received for rental of the annex building. The annex building was previously referred to as the gymnasium and community center.

Lindsay Willan said she and Richard Willan had spent $20,000 on an engineer’s report, soil tests, and a website and she believed the annex would be operational by early summer. She said they would pay the town a percentage of the profits rather than a fee per user of the annex.

Wiecks said he was concerned the Willans’ plans would prevent the construction of a trail around the perimeter of the Elephant Rock property. Lindsay Willans said the trail would be allowed.

The board voted unanimously in favor of Resolution 18-2024, which amends the lease agreement as proposed.

Master fee schedule adopted

Following a workshop on its master fee schedule held on Feb. 22, the board voted in favor of Resolution 15-2024, which amends the town’s master fee schedule. Trustee Farr voted no; the other trustees and Havenar voted yes.

Before the vote, Wiecks asked that fees for use of the baseball field be added. Collins said the fees should be discussed with the Little League before being added. Havenar said the fee schedule could be amended at any time.

The fee schedule can be found on the town’s website here: www.townofpalmerlake.com/documents. The amended schedule had not been published when OCN went to print.

Pickleball courts moved

In previous months, the board had discussed with Awake the Lake liability concerns caused by the fact that the pickleball courts were to be built over a water line. No clear agreement had been reached concerning who would pay if the water line needed maintenance.

The board voted in favor of Resolution 9-2024, which moves the location of the courts south, adjacent to the pedestrian bridge abutment on the west side of the lake, where they would not be on top of the water line.

Special use permits

At its Feb. 8 meeting, a special event permit was approved for an Easter egg hunt, to be held on Saturday, March 30, on the Village Green at 10 a.m. The event was organized by the Palmer Lake Arts Council and will include a visit from the Easter Bunny, crafts, and face painting.

At its Feb. 22 meeting, a special event permit was approved for an Easter service to be held on Sunday, March 31, at the Town Hall at 10 a.m. The service, hosted by Joy on the Rock, will be followed by brunch.

Executive sessions

The Feb. 8 meeting ended with an executive session for the board to receive legal advice concerning potential sale of town property, the lease agreement with Eco Spa LLC, and a Police Department complaint.

The Feb. 22 meeting ended with an executive session to receive legal advice concerning the potential sale of town property and negotiation of a possible lease of a portion of the Elephant Rock property.

No actions were taken following either executive session.

**********

The next regular board meetings are scheduled for March 14 and 28. In addition, there will be an executive session on Wednesday, Feb. 28 at 5 p.m. and a special meeting on March 4 at 5 p.m. All meeting 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

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

• Board assesses eligibility for annexation
• Board closes TLCA to public
• Request for vacation of ROW denied
• Liability issue complicates MOU
• Public comment policy updated
• Conditional use granted for Slap Shot Hockey
• Board and commission appointments
• Executive sessions

By James Howald and Jackie Burhans

At its meeting on Jan. 25, the Palmer Lake Board of Trustees (PLBOT) held a public hearing to consider three land use issues. Of the three, the eligibility of the Ben Lomand property owned by the United Congregational Church for annexation by the town was the most contentious. At the same meeting the board continued its discussion of the conditional use permit it had granted to The Movement Church to use the Tri-Lakes Center for the Arts TLCA) building as a church.

The board also addressed a request to vacate a town right of way (ROW) on Petite Avenue. After some discussion, the board tabled a resolution concerning the memo of understanding (MOU) with Awake the Lake (ATL) regarding the proposed pickleball courts. The policy for public comments was also updated at this meeting.

At the board’s first meeting of 2024, held on Jan. 11, the board held a public hearing on a conditional use permit for a new business. It also voted on several resolutions appointing volunteers to commissions and boards.

Both meetings ended with executive sessions.

Board assesses eligibility for annexation

Mayor Pro Tem Dennis Stern opened the public hearing to consider a petition from the United Congregational Church to the town requesting annexation of 181.5 acres of land the church owns. The land in question is south of County Line Road, west of Indi Drive, and north of Capella Drive and is currently part of unincorporated El Paso County. The land is part of a larger property owned by the church, 163 acres of which are already part of the town. Stern said the applicant for annexation would speak first and then the public could comment. After public comments, the applicant would make a closing statement. Stern stressed the hearing was to assess eligibility only and other issues would be addressed later in the process.

Dan Madison, a civil engineer with Manheart Consulting, represented the church. His petition, included in the packet for the meeting, argued the property was eligible for annexation because:

• More than 1/6th of the perimeter is contiguous to the town.
• There is a community of interest with the town.
• The land is rural and capable of being integrated with the town.
• The annexation will not change any school district.
• The land will not be divided without the consent of the owner.

Scott Krob, the town attorney, said the annexation process has three steps:

• Filing a petition with a map, which has been done.
• A determination of eligibility.
• The annexation itself, which must be consented to by both sides.

Krob said the public hearing was part of the second step in the annexation process. He reviewed the criteria for eligibility detailed in the church’s petition.

Krob explained the consideration of eligibility would not be completed at the board meeting because the town was required to write an annexation impact report examining water, sewer, and electrical service, among other issues, and to submit that report to the county. The report was in progress and would go to the county in a few days, he said.

Krob said the public hearing would remain open until Feb. 2, allowing the county time to review the impact report.

Stern opened the public comment portion of the hearing. Resident Roger Mosely said the hearing did not meet requirements because the county had only had 22 days’ notice, not the 25 days required by statute. He went on to argue the property was not eligible for annexation because the town’s master plan was inadequate, the impact report had not been submitted, and the area to be annexed must be urban.

Resident Martha Brodzik said the town needed to consider the financial impact of annexation. Johan Moum said he was afraid the developer would change the nature of the development at some later time. Krob said issues of zoning could not be considered until after the annexation was complete.

Meggan Herington, the county Planning and Community Development director, said the Board of County Commissioners had received notice of the proposed annexation in early January and had asked her to tell the town what should be included in the impact report. She said she had sent the town a letter and asked that traffic and drainage studies be done, and that protection of Ben Lomand and existing trails should be considered. She said the commissioners would schedule a meeting quickly after receiving the impact report.

Residents made comments including:

• That fire prevention costs be considered.
• That residents should have input into the annexation impact report.
• That the town would be better stewards than the county.
• That the proposed development might lead to current residents needing to redrill their wells.
• That 5-acre lots would be better than the 2.5-acre lots the Palmer Lake Planning Commission had approved.
• That the presence of Native American artifacts in the land to be annexed should be considered.
• That the draft of the annexation agreement had issues about the compliance of accessory dwelling units with code.

Trustee Jessica Farr said the discussion about annexation had been going on for years and if the land was not annexed the town would still be obligated to provide police and fire service to any residents due to the principal of mutual aid, but all tax revenue would go to the county, so the town would not be reimbursed.

Trustee Shana Ball said she supported the annexation because it gave the town control.

In his closing statement, Madison said he believed the eligibility requirements had been met and residents’ concerns would be addressed in the later steps of the development process. He said traffic, water availability, drainage, and environmental concerns would be handled in due course, and that the applicant had no intention to change the project as it proceeded through the development process.

Later in the meeting, the board voted to wait until its next meeting on Feb. 8 to vote on Resolution 13-2024, which would determine the Ben Lomand property’s eligibility for annexation.

Board closes TLCA to public

At the Jan. 25 meeting, Town Administrator Dawn Collins reviewed the background of the conditional use permit granted to The Movement Church to use the TLCA building as a church.

At its Dec. 14 meeting, the board granted The Movement Church a conditional use permit to use the TLCA building for church services. The Planning Commission had previously approved that use on a three-to-two vote with the requirement to complete inspections by the Fire Department and Pikes Peak Regional Building Department (PPRBD) and to resolve any violations. Collins said the PPRBD can’t complete its inspection without accurate plans, and the plans submitted included residential living accommodations. Residential living was never approved for the building. In addition, the fire inspection was incomplete because the fire chief had not been allowed access to some parts of the building.

Collins said the Fire Department had concluded the building was not safe and should not be open to the public, the town staff believed no one should be living there and she asked the board for guidance.

Fire Chief John Vincent said the only Certificate of Occupancy (CO) he could find was out of date and was approved in 1999 when the building was a garage. He said he had been asking the owner of the building for information since 2021 without any response and had been denied access to some of the building during his inspection. He recommended closure until the required information was provided.

John Cressman, speaking on behalf of The Movement Church, asked for more time to resolve outstanding issues. He said he had presented plans he had received from TLCA at a recent virtual meeting with town staff. The church was working hard to fix problems and many buildings had changed without updating their CO, Cressman said. In response to a question from Stern, Cressman said he did not know when accurate plans would be available.

Ball said she wanted to support the work that was being done but she had a concern about inadequate egress if there is a fire.

Krob summed up the situation by saying the building had no CO and a recommendation from the fire chief that it should be closed. The town could be liable. Krob recommended the town follow the recommendation of the fire chief.

Trustee Samantha Padgett made a motion to close the TLCA building to the public until the current issues were rectified. Krob clarified that the owner would need to obtain a CO and pass a fire inspection. The motion to close the building passed, with Trustees Ball, Nick Erhardt, and Padgett voting in favor and Stern and Trustee Jessica Farr voting no. Trustee Kevin Dreher and Mayor Glant Havenar were absent from the meeting.

Request for vacation of ROW denied

During the public hearing at the Jan. 25 meeting, the board considered a request to vacate a town ROW on Petite Avenue. In his application to vacate, resident Brad Akers asked the town to eliminate Petite Avenue completely and to change the address of his house to an address on Verano Avenue. His application argued Petite Avenue is too steep to ever be developed as a road.

At the hearing, Akers said he thought his request complied with the town’s master plan.

Jim Brinkman, a surveyor working for David Sanchez, who owns property adjacent to Akers’, opposed the vacation until all options for access to Sanchez’s property were investigated. Claudia Beltran, another of Akers’ neighbors, spoke in favor of the vacation.

Collins pointed out the Planning Commission had voted against approval of the vacation. Krob said the town was under no obligation to give up the right of way and said the town should consider if the right of way could be of use in the future. A vacation would mean the town’s property would be gone forever.

The board voted unanimously to deny the request to vacate.

Liability issue complicates MOU

Krob told the board that the MOU between the town and ATL would need to address the liability questions arising from the presence of a town water line under the pickleball courts that ATL proposed to build. The MOU drafted by the town staff asks ATL to provide $20,000 to be placed in the Water Fund to cover the costs of any repairs needed to the water line. Collins said the intent was to release ATL from any further liability if repairs were needed in the future.

Farr and Ball questioned whether $20,000 was enough to cover potential repairs, and Ehrhardt asked for some insight into the amount from an engineer.

Stern proposed tabling the MOU discussion so that more information could be gathered, and the board voted to do so.

Public comment policy updated

Krob related to the board an incident at a board meeting in Wheat Ridge when a participant in a virtual meeting, using an assumed name, made a series of antisemitic and racist public comments. That prompted Krob to update Palmer Lake’s policy on public comments to prevent a similar misuse of the public comment portion of board meetings by adding that comments on items not on the agenda must be made in person or by email 24 hours before the meeting.

The town’s policy on public comments includes:

• A speaker must be recognized by the mayor before speaking and should state their name and address for the record.
• Comments must be addressed to the board as a whole and not to individual staff members.
• Each speaker is limited to three minutes and can only speak once per agenda item.
• The mayor has the discretion to limit the time or number of speakers on an agenda item and can require a speaker to leave the meeting if they do not observe decorum.
• The mayor may call for a recess if lack of decorum interferes with the orderly conduct of the meeting.
• The complete policy can be found in the board packet here: mccmeetings.blob.core.usgovcloudapi.net/palmerlake-pubu/MEET-Packet-a147a276fa7549728d977d0b2e8cb86d.pdf.

Mosely objected to the three-minute limit on public comments. Stern pointed out that the mayor had discretion to permit longer comments if necessary.

The board voted unanimously in favor of Resolution 12-2024, which adopts the updated policy.

Conditional use granted for Slap Shot Hockey

At the Jan. 11 meeting, a public hearing was held on a request from Nicole Tahmindjis for a conditional use in a C2 zone. Tahmindjis said she intended to open Slap Shot Hockey Lanes at 870-872 Highway 105. The business would provide a location for hockey players to do dryland training and practice shooting pucks using lanes that would return the pucks to the shooter, measure the speed of the shots and include special effects.

There were no comments from the public. Krob said Tahmindjis had met all requirements for the permit and the board voted unanimously to approve it.

Board and commission appointments

The board approved a set of resolutions at the Jan. 11 meeting that re-appointed volunteers to board and commissions:

• Resolution 3-2024, which re-appoints Susan Miner, Lindsey Zapalac, and Tim Caves to the Planning Commission.
• Resolution 4-2024, which re-appoints Reid Wiecks, Cindy Powell, Kevin Magner, and Garcia Woods to the Parks and Trails Commission.
• Resolution 5-2024, which re-appoints Havenar to represent the town on the Pikes Peak Area Council of Governments.
• Resolution 6-2024, which re-appoints Bob Miner, Eddie Kinney, and Kevin Dreher to the Board of Adjustments.

The board also voted in favor of resolutions to retain Green & Associates as the town’s auditor and to authorize the Parks and Trails Commission to continue its work on the Elephant Rock trail.

Executive sessions

The Jan. 11 meeting ended with an executive session for the board to receive legal advice concerning public comments and hate speech.

The Jan. 25 meeting ended with an executive session to determine negotiation strategies for the sale of town property and to receive legal advice concerning a Police Department complaint.

No actions were taken following either executive session.

**********

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

• Board supports Krob; retains his firm
• 2024 budget adopted
• Liquor license transferred
• Conditional use permit for church granted
• Trail and bridge update
• Resolutions
• Ordinances
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held a special meeting and an executive session on Dec. 21 to address reports in the media that Town Attorney Matt Krob was facing sexual assault, third-degree assault, and child abuse charges from an arrest in 2022.

At its regular meeting on Dec. 14, the board adopted a budget for 2024. In its capacity as the local licensing authority, the board considered an application to transfer a liquor license. The board held a public hearing to consider an application for a conditional use permit in a Convenience Commercial zone. Parks Commission Chair Reid Wiecks gave the board an update on recent progress on the trail and bridge work underway at the Elephant Rock property. The board considered several resolutions and ordinances. Finally, the board held an executive session following its Dec. 14 meeting.

Board supports Krob; retains his firm

Mayor Glant Havenar opened the special meeting on Dec. 21 with a call for public comments.

Resident Bill Bass, who served a term as mayor from 2021 until 2023, addressed Krob’s service to the town, pointing out that the board should not be swayed by hearsay and rumor. “This matter would never have come to light in the way it has had it not been for one person . . . probably 90 percent of the complaints from this party have been incorrect and frivolous, mean-spirited … accusations that were outright lies that damage the town and people. It should stop.” Bass said he supported Krob and his family, adding that Krob’s advice had benefitted his administration as well as Havenar’s.

Resident Bob Radosevich, who has served the town in many capacities over several administrations, also spoke in support of Krob, pointing out that no harm had been done to the town.

Havenar thanked Bass and Radosevich for their comments and opened an executive session. When the board reconvened to open session, Havenar read a letter to the board from Krob in which he said: “In light of the recent media and social media coverage relating to a personal matter that I am vehemently defending, I have decided to take a step back from representing the town until my personal case is resolved. In the meantime, our firm will assign another attorney to serve as the town attorney with significant experience representing municipalities.”

Havenar made a statement on behalf of the board expressing full support for Krob and for the representation of his firm. She said the board looked forward to his return.

2024 budget adopted

Havenar opened a budget workshop on Nov. 29 and said recent social media posts claiming the proposed 2024 budget “defunded” the police were incorrect. She pointed out the budget was balanced and asked for the support of the town.

Town Administrator Dawn Collins said progress was being made in how the town handles the budgeting process, with more involvement from department heads. The proposed budget reduces worker compensation premiums. Collins stressed that property assessments were delayed due to a special session of the state Legislature held following the failure of Proposition HH, and the proposed budget would need to be amended when those assessments were finally available. She said the budget provided a 5% salary increase for the Police Department; other departments would receive smaller increases. The budget included funding for a compensation analysis to provide an objective opinion for future planning.

Havenar said she was concerned about the Police Department getting a larger increase than other departments. Trustee Kevin Dreher expressed the same concern.

The board packet provided for the workshop (www.townofpalmerlake.com/meetings) contains additional details about the proposed budget. In previous budget discussions, the board prioritized roadway and drainage improvements and water infrastructure. The Water Fund budget has $500,000 for capital improvement projects. It is over $90,000 in the black.

The proposed budget adds these new staff positions:

• A full-time deputy clerk in Town Administration.
• A full-time equipment operator in the Public Works department.
• A part-time code enforcement officer in Town Administration (code enforcement is currently handled by the Police Department).
• A part-time records technician for the Police Department.

The proposed budget makes the following reductions:

• Removes one part-time Town Administration staff member.
• Reduces part-time Police Department hours.
• Reduces part-time Fire Department hours.
• Removes one part-time Public Works/Parks Department staff member.
• Reduces capital improvement funding for roads.

At the Dec. 14 regular board meeting, the board continued its work on the budget with the consideration of Ordinance 26-2023, an emergency ordinance to adopt the budget.

Attorney Krob told the board that, although final property assessments were not yet available, he recommended that the budget be adopted at that meeting. He said the board would need to amend the mill levy portion of the budget when the final property value assessments were determined by the state. He warned that if the board did not adopt a budget by the end of the year, it would trigger a requirement for the state to impose a budget on the town that would include 10% across-the-board reductions in all line items. He explained an emergency ordinance to adopt the budget would take effect immediately, whereas an ordinary ordinance would take effect in 30 days, after the end of the year, triggering a budget to be imposed by the state.

The board voted unanimously in favor of Emergency Ordinance 26-2023, which adopted the 2024 budget effective Dec. 14. The board also scheduled a special session for Jan. 3 to amend the 2024 budget in light of the final property value assessment and its impact on the town’s mill levy.

Liquor license transferred

The board met as the Local Licensing Authority on Dec. 14 to hold a public hearing on the transfer of a liquor license. Justin T. Cline told the board he was opening Sundance Pit BBQ at 25 Highway 105, which previously had been La Rosa Southwestern Dining. He asked the board to transfer the liquor license owned by La Rosa to his business. Collins confirmed that Cline’s application was complete. There were no comments from the public and the board approved the transfer.

Conditional use permit for church granted

At its Dec. 14 meeting, the board held a public hearing to consider a request from Jeff Maddox of the Movement Church for a permit to use the building at 304 Highway 105, commonly called the Tri-Lakes Center for the Arts, as a church with services on Sunday morning. Maddox said properties in Convenience Commercial zones can be used as religious institutions if permitted by the board.

The Planning Commission approved the conditional use on a 3-2 vote on Nov. 15, with the requirement to complete inspections by the Fire Department and Pikes Peak Regional Building Department (PPRBD) and to resolve any violations.

Resident Roger Mosely argued the board should not grant permission to Maddox since Maddox is not the owner of the property. Mosely predicted problems with PPRBD if the permit were approved.

Krob asked Maddox if he was aware the building was not zoned for residential use and Maddox answered yes. Krob said permitting use as a church would not include residential use. He added Maddox would need to resolve any violations uncovered during inspections.

Havenar closed the public hearing and the board voted on Resolution 77-2023, which would grant the conditional use permit. Trustees Shana Ball, Kevin Dreher, Nick Ehrhardt, Jessica Farr and Dennis Stern voted yes. Havenar voted yes. Trustee Sam Padgett voted no.

Trail and bridge update

Wiecks told the board the current plan for the trails and bridges at the Elephant Rock property would, when complete, connect the town center to the property. The plan requires four bridges to be completed. A bridge replacing a temporary log bridge over Monument Creek has been replaced using $1,100 in Parks Commissions funds. The commission will also fund the second bridge. The design and construction of the bridges is being done by Air Force Academy cadets.

Resolutions

• The board tabled Resolution 78-2023, which would have authorized a memorandum of understanding between the Town of Palmer Lake and Awake the Lake (ATL) to limit ATL’s liability for any costs resulting from the presence of town water lines underneath the proposed pickleball courts to a maximum of $20,000.
• The board voted unanimously in favor of Resolution 79-2023, which authorizes a lease agreement between the town and CORE Electric Cooperative for the placement of an electrical vehicle charger on town property.
• The board voted unanimously in favor of Resolution 73-2023, which accepts the water rate study by Chris Brandewie of Water Rates by Brandewie, LLC.
• The board voted unanimously in favor of Resolution 80-2023, which authorizes an Intergovernmental Agreement between the town and the Colorado Department of Transportation regarding improvements on Spruce Mountain Road. The Pikes Peak Area Council of Governments provided grant funds for the design and construction of the improvements.
• The board voted on Resolution 81-2023, which authorizes a professional services agreement with GMS Engineering Inc. to design improvements to the pedestrian walkway adjacent to Palmer Lake Elementary School. GMS secured a $150,000 grant for the project; the professional services agreement commits the town to pay GMS $218,000 to complete the scope of work. Farr voted against the resolution; all others voted in favor.
• The board voted on Resolution 82-2023, which authorizes Dukes Electric Inc. to install Union Pacific Railroad-approved lighting on the pedestrian bridge between the town and the lake at a cost of $24,800. Farr and Stern voted against the resolution; all others voted yes.
• The board voted unanimously in favor of Resolution 83-2023, which authorizes the town staff to complete the demolition of six cabins and one long building on the Elephant Rock property, including asbestos assessment and abatement.

Ordinances

The board approved two ordinances which have been discussed in previous board meetings:

• Ordinance 24-2023, which adopts an updated sign code for the town. Stern voted no; all others voted in favor.
• Ordinance 25-2023, which prohibits use of motor vehicles on undeveloped rights of way within the town. Farr was the only vote against the ordinance.

Executive session

Following the Dec. 14 meeting, the board held an executive session to develop negotiating positions on leasing a portion of the Elephant Rock property to Star View Ranch, to consider the employment contract with the town administrator, and to receive legal advice concerning a complaint against the Police Department.

The board returned to open session and voted to approve the employment agreement for Town Administrator Dawn Collins. Padgett and Farr voted against approving the agreement; all others voted in favor.

**********

The next regular board meeting is scheduled for Jan. 11. The board will also meet on Jan. 3 to amend the 2024 budget. 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 (PLBOT) articles

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

• Jane Garrabrant honored
• 2024 budget hearing
• CORE proposes EV charging station
• Stormwater enterprise fund rate study debated
• Date set for annexation hearing
• Fire protection services authorized
• Road standards amended
• Executive session

By James Howald and Jackie Burhans

The November meeting of the Palmer Lake Board of Trustees (PLBOT) opened with recognition of citizen volunteer Jane Garrabrant. The board held a public hearing on its draft budget for 2024. CORE Electric Cooperative proposed the installation of two electric vehicle (EV) chargers. The board considered a resolution to authorize a rate study in support of a stormwater enterprise fund. It set a date for a public hearing on a petition for annexation and voted on a resolution to authorize fire protection services for a small area of land in unincorporated El Paso County. The board approved road standards.

The board meeting was preceded by an executive session.

Jane Garrabrant honored

Mayor Glant Havenar and Town Administrator Dawn Collins recognized Garrabrant for her volunteer work in support of the town staff, especially her work on accounting issues. Collins said, “Her volunteerism has been invaluable in the last two months.”

Garrabrant praised the staff, acknowledging their dedication and expertise.

2024 budget hearing

Havenar preceded the public hearing on the proposed 2024 budget by correcting remarks she made in her mayor’s message to the town. She explained that the town was in fact on track to receive more sales, use, and excise taxes in 2023 than it did in 2022, but would receive less total sales tax revenue than was anticipated in the 2023 budget. The town had to return $80,000 to the state to correct an overpayment by a business to the state, she said, which reduced sales tax revenue. Havenar said the town would be more conservative in their approach to budgeting and rely less on optimistic revenue projections.

Havenar opened the public hearing to consider three budget alternatives. The first alternative excludes all new hires, provides minimal wage increases, and makes no other changes to departments. This alternative has a deficit just under $119,000 that would be covered by reserve funds.

The second alternative retains the six full-time and five part-time police officers currently employed, gives them all 3% wage increases and cuts operating expenses to cover the wage increases. This alternative has a $116,000 deficit.

The third alternative cuts all six of the part-time and one of the full-time police officers, proposes hiring a public works equipment operator and a deputy town clerk, allows for raises between 3% and 5% and moves capital funds to the Public Works Department. This option is a balanced budget with no deficit.

Trustee Dennis Stern suggested a fourth alternative: an across-the-board reduction of 2½% to all departments, which he calculated would cut $125,000 from the overall budget. After discussing the resolution on the Stormwater Enterprise Fund (see below), the board directed staff to add a part-time code enforcer to all the options.

Collins pointed out that at a budget workshop, the board directed the staff to prioritize infrastructure issues such as those for the water system and the roads.

Trustee Samantha Padgett asked why sales tax revenue from adult use cannabis sales was lower than projected. Collins acknowledged that the tax revenues had been overestimated. Trustee Kevin Dreher pointed out that without the cannabis revenue, the budget deficit would have been even higher. He said that concerns raised during the town’s consideration of adult cannabis sales such as traffic congestion and crime have not materialized.

In response to a question from Stern about the increase in utility costs, Collins answered that utility rates have increased in the last year.

Police Chief Jason Vanderpool said that the proposed reduction to the number of police officers would make 24-hour police coverage impossible. Traffic enforcement and DUI investigations are currently done by part-time officers, he said, and those services would not be provided if the part-time positions were eliminated. He objected to a 40% cut to the Police Department funding when the current funding is half of what comparable towns provide.

Resident Martha Brodzik raised concerns with the budget proposals. Increased tap fees were not correctly budgeted, she said, and tap fees and capital improvement dollars could not be used for operating expenses. She argued grant funds GMS Engineering obtained went into the Water Fund, but GMS Engineering was paid out of the General Fund. She said she did not accept the explanation offered by David Green, of David Green & Associates LLC, the town’s auditors. Brodzik also questioned the amount the town proposed to spend on professional services, arguing that more should be done by town staff.

Resident Jim Parco thanked the Town Council and the police and fire chiefs for their hard work. He said he believed sales tax revenues for 2023 would exceed the 2022 amounts by somewhere between 20% and 30%. Parco said he taught economics and was also in the cannabis business and had helped Bass estimate the sales tax revenue from cannabis sales when Bass was mayor. He reminded the board that in 2022 the town had voted to legalize adult use cannabis sales and voted against raising property taxes, even though it was known that the cannabis revenues alone would not solve the town’s financial problems. He pointed out that the town had done little to let the public know about cannabis sales, and the sales tax revenue from cannabis sales was delayed from February to April. Parco said he was optimistic about the positive impact cannabis sales would have on the town’s finances, especially if Colorado Springs did not approve sales in the next election.

Resident Roger Mosely said he was distressed to hear cuts to the Police Department were being considered. He echoed Brodzik’s concerns. In response to Mosely’s comments, Town Attorney Matt Krob said the purpose of the hearing was to consider the 2024 budget, not to rehash past decisions.

Havenar closed the public hearing, and the board scheduled a budget workshop to be held on Wednesday, Nov. 29 at 5 p.m. at Palmer Lake Town Hall.

CORE proposes EV charging station

Rob Osborn, CORE Director of Business Development, and Rob Liechty, CORE Member Energy Programs Director, asked the board for permission to place two Level III Fast DC EV chargers in the parking area at Primrose Street and Highway 105 on the west side of the lake. Level III chargers can bring an EV to an 80% charge in less than 30 minutes. The chargers would be free for the first month, then would charge residents at rates equal to what they already pay for residential electricity but would charge non-members more. The goal, Osborn said, was to serve members and to support rural development. The chargers would be added to a national network and EV drivers would be able to locate them through their car interface and would be attracted to get off the highway and spend some time in Palmer Lake.

CORE would pay for the installation and would own, operate, and maintain the chargers, they said. They asked the town to commit to a five-year zero payment lease, with the option to renew the lease twice. At the end of the lease, CORE would transfer ownership of the chargers to the town, or the town could ask CORE to remove them. ChargePoint operates a nationwide charger network and would support the proposed chargers.

The board directed Collins to investigate the possibility of a shorter lease and to bring the board a resolution to vote on at a later meeting.

Stormwater enterprise fund rate study debated

At its October meeting, the board asked staff to draft a resolution authorizing a rate study for a proposed stormwater enterprise fund. Collins put Resolution 73-2023 before the board at the Nov. 9 meeting; the resolution authorizes the rate study to be conducted by GMS Engineering at a cost of $18,500. A stormwater enterprise fund, which would guarantee a revenue stream by charging residents a monthly fee, is required for the town to borrow money to fund stormwater infrastructure that complies with state laws.

Mosely spoke against the resolution, arguing that the discussion has only addressed drainage issues on High Street, that the town does not adequately enforce municipal codes that require property owners to maintain their culverts and ditches, and that it would be a mistake to implement a stormwater enterprise fund until there is a stormwater drainage plan that covers the entire town.

Brodzik proposed using the General Fund to pay for stormwater infrastructure. She argued using the General Fund would eliminate costs required by an enterprise fund and would be fairer to residents. She also proposed the town consider holding a special election to put the question of a mill levy override to fund stormwater infrastructure before the voters. She pointed out that the failure of Proposition HH would mean increased property tax revenue for the town. Brodzik repeated Mosely’s suggestion to require property owners to better maintain their culverts and ditches. She suggested that the town hire a contractor to maintain culverts and ditches and bill recalcitrant property owners if necessary.

Collins pointed out that a special election would cost the town between $12,000 and $15,000. Havenar said the town did not have the staff to manage Brodzik’s proposals and she did not believe a mill levy could pass.

There was consensus on the board to do more to enforce code requiring property owners to maintain the drainage on their properties. Stern suggested waiting to see how much property tax revenues increase due to increased property valuations. Havenar predicted property valuations could begin to decrease in 2026.

The board voted to table the resolution until the end of the first quarter of 2024 and directed staff to add a part-time code enforcer to the town staff in the budget. Dreher voted against tabling; Ball, Ehrhardt, Farr, Havenar, Padgett, and Stern voted in favor of tabling the resolution.

Date set for annexation hearing

At the previous board meeting, the United Congregational Church presented a petition for annexation of its property at 3295 Palmer Divide Rd. to the board. At the Nov. 9 meeting, the board voted unanimously in favor of Resolution 74-2023, which schedules a public hearing on the annexation for Thursday, Jan. 25 at 6 p.m., as part of the regular board meeting set for that date.

Fire protection services authorized

In response to a request from El Paso County for the town to provide fire protection services to a small area of unincorporated county land at 5250 Eisenhower Dr., near Limbaugh Canyon, the board approved resolution 75-2023, which authorizes Fire Chief John Vincent to sign an agreement committing to provide the requested services.

Road standards amended

The road standards specified in the town’s municipal code have come under consideration during the board’s recent discussion of regulating use of the town’s undeveloped rights of way. Havenar expressed concern that the existing standards might require property owners to build costly roads to access their property.

The board voted unanimously in favor of Ordinance 23-2023, which removes the requirement that all roads be paved, and instead specifies that new roads must comply with county standards, which allows for less expensive roads to be built if usage will be low.

Executive session

The board meeting was preceded and followed by an executive session to consider the possible sale of public property, an asbestos estimate claim, the town administrator’s evaluation and contract, a personnel matter, and a Police Department claim.

**********

The next board meeting is scheduled for Dec. 14. The board will have one regular meeting in December to accommodate the Christmas holiday. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

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

Other Palmer Lake Board of Trustee articles

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

By James Howald and Jackie Burhans

• Use of undeveloped ROWs means risk for town
• Sign code discussed; moratorium extended
• Study of Stormwater Enterprise Fund proposed
• Draft of 2024 budget presented
• Public hearings and resolutions
• Petition for annexation considered
• Special event permits granted
• Electric vehicle charger proposed
• Accounting practices questioned
• Executive sessions

In October, at two board meetings, the Palmer Lake Board of Trustees continued a discussion of how to manage undeveloped rights of way (ROWs) that arose from its discussion in previous meetings of how to regulate use of recreational vehicles (RV) on private property. It continued its work on amending the town’s sign code and considered a study of Stormwater Enterprise Fund rates. Town Administrator Dawn Collins distributed a draft budget for 2024 and the board set a schedule for a public hearing and approval.

Three public hearings were held, each ending in a vote on a resolution. The board heard a petition for annexation from the United Congregational Church and granted three special event permits. The board heard a request to install an electrical vehicle charger on town property and comments from a resident regarding its accounting practices.

The Oct. 12 and Oct. 26 meetings were preceded by executive sessions, which were concluded after the regular meeting.

At the Oct. 26 meeting, the Pledge of Allegiance was led by Sarah “Buddy” Caldwell, who recently moved into Hilltop Ranch, a community living facility for disabled adults.

Use of undeveloped ROWs means risk for town

The board’s discussion in previous months of how to regulate the use of RVs on private property revealed a related problem: often undeveloped ROWs that belong to the town are used to move RVs to private property. Attorney Matthew Krob pointed out that this use of undeveloped ROWs can make the town liable should an accident occur. He asked the board to consider this risk before reaching a decision on the RV issue.

At the Oct. 12 meeting, Krob reminded the board that it has the authority and the responsibility to regulate undeveloped ROWs and that the board previously adopted the El Paso County road standards in 2021. Residents using a town ROW that have built a road or driveway to standard don’t present a problem, he said, but the town is liable when residents using an undeveloped ROW have not followed the road standards. When the town knows a resident is using an undeveloped ROW, the risk is even higher, he said.

Mayor Glant Havenar said requiring residents to abide by the road standards felt like over-governance. She argued Palmer Lake is unique and the road standards the town adopted might not be a good fit.

Krob pointed out that the standards allow for a range of road types, from simple gravel roads to more complex roads made from durable materials, with curbs and gutters. He suggested a review of the issue by the town’s engineering consultants.

Trustee Shana Ball raised the issue of driveway agreements, contracts between residents and the town that allow the use of town ROWs to access private property but make the resident liable. The agreements need to be renewed every year. Collins said the town had a good number of these agreements in place, but some are no longer valid because they have not been renewed. Krob said the legal counsel for the Colorado Intergovernmental Risk Sharing Agency (CIRSA), which insures the town, advises against the use of driveway agreements. Krob said the town should be moving away from driveway agreements.

Krob said the town needed to put the burden of compliance with standards on the developers of the property. Failure to do this puts the town at risk, he said.

In response to a question from Ball, Fire Chief John Vincent explained that the Fire Department also set standards for roads, requiring them to provide access for emergency vehicles at all times.

The board agreed to continue the ROW discussion at its next meeting.

At the Oct. 26 meeting, Collins emphasized the difficulty of conducting town business without clear standards in place.

Mark Morton, senior engineer at GMS Inc., explained the range of road types covered by the town’s adopted standards. He pointed out that the number of daily trips on the road determined which standard would apply.

Krob repeated that the town should move away from driveway agreements and should adhere to standards to avoid being sued. He explained that if the town made an exception in one case, all future developers could demand the same exception for their project. Owners using undeveloped ROWs should be required to comply with the standards, he said.

Collins said the board should address this issue consistently going forward rather than trying to remedy every current situation.

The board took no specific action following the discussion.

Sign code discussed; moratorium extended

At the Oct. 12 meeting, Havenar said she was uncomfortable with the exceptions proposed during the previous discussion of the sign code and concerned about which signs would be grandfathered in.

Krob said the staff needed direction on how to handle new signs, old signs that were never legal, and old signs that were legal at one time but don’t comply with the new sign code. If the board could clarify the issues, he would write their ideas into the code, he said.

Ball asked why this was before the board and not a matter for the Planning Commission. Krob said the Planning Commission gets its authority from the board.

Havenar said she had gotten complaints about the proposed sign code from businesses who felt the code made it difficult to do business in the town.

Krob agreed the discussion so far was causing concern among business owners. He added his sense was the board wanted the code to allow existing signs to remain unchanged, but he argued signs that were never legal should be required to comply with the new code. The board has policing power over signs, he said, and can demand signs comply or be removed. Sign compliance could be made a requirement to get a business license. Krob said the board needed to specify the maximum size for signs. He emphasized that sign content can’t be regulated.

Krob said he would continue to work on the sign code and recommended that the moratorium on new signs be extended.

At the Oct. 26 meeting, the board voted unanimously to extend the moratorium on new signs for six months.

Study of Stormwater Enterprise Fund proposed

Morton presented a proposal for a study to determine appropriate rates for a Stormwater Enterprise Fund to the board. The proposal specifies that GMS Engineering Inc. would review the town’s financial records relating to stormwater, as well as operating and maintenance costs for proper stormwater management, and would propose fees to support stormwater management that complies with state law. The study would cost $18,500, Morton said, would be completed within 120 days, and would include recommendations for establishing, operating, and billing for a Stormwater Enterprise Fund.

Trustee Dennis Stern asked if there was money in the budget for the study. Collins said the board has prioritized infrastructure issues, and the funds needed for the study were available. She said the current discussion was a chance to ask questions, and a resolution to approve the study would be brought to the board at a future meeting.

Resident Roger Mosely argued against the need for a stormwater enterprise fund, claiming it was an indirect way to get money for roads. He said drainage issues affected only hillside neighborhoods, his neighborhood did not have drainage issues and he should not be required to pay for problems related to stormwater.

Resident Marty Brodzik commented that it was impossible to remediate stormwater drainage problems in The Glen, as the streets had no room for culverts.

Morton pointed out that discharge of stormwater is regulated by the state, and the town will be fined if it does not comply with stormwater discharge regulations. Havenar said the town would not be able to obtain loans or grants unless a Stormwater Enterprise Fund is in place. Trustee Nick Ehrhardt said the entire town, not just the hillside neighborhoods, was responsible for proper management of stormwater.

The board took no action following the discussion on the expectation that a resolution would be brought back to them at a future meeting.

Draft of 2024 budget presented

At the Oct. 12 meeting, Collins distributed a draft of the town’s budget for 2024. The board voted to hold a public hearing on the budget at the Nov. 6 board meeting.

Public hearings and resolutions

At the Oct. 26 meeting, three public hearings were held.

A public hearing was held regarding Creighton Smith’s application for a conditional use permit to open a motorcycle maintenance business at 84 Highway 105. At the hearing, Ball raised issues about fuel storage, fumes, and proximity to a restaurant and residences. Smith said very little fuel would be stored on site and fans would be used to mitigate fumes.

Terri Hayes, president of the Tri-Lakes Chamber of Commerce, spoke in support of Smith’s application, arguing that the town needed tax revenue and should be willing to accept change.

Following the hearing, the board voted unanimously in favor of Resolution 69-2023, which approves Smith’s conditional use permit.

A second public hearing was held regarding James Wilson’s request to move an interior lot line on his property at 84 Highway 105, known as Wilson’s Corner. There were no questions from staff or the public at the hearing and the board voted unanimously to approve Resolution 70-2-23, authorizing the change to the lot line.

A third hearing was held regarding Maria Duran’s request to vacate and replat a property at the intersection of Buena Vista and Rosita Avenues. Collins said the staff supported the request and the board voted to approve Resolution 71-2023, granting Duran’s request.

Petition for annexation considered

Collins told the board that the United Congregational Church, at 3295 Palmer Divide Rd., has petitioned for annexation into the town. She said staff would bring back a resolution to approve the annexation at a future meeting.

Brodzik told the board that she opposed the church being annexed without relinquishing its water rights to the town. She asked that the church be required to commit to no future development on its property.

Krob said the details of the annexation would be worked out later in the process when there is a zoning request.

Special event permits granted

The board approved special event permits for three events:

• The Funky Little Theater production of The Stinky Cheese Man, Saturday, Nov. 11 at 10 a.m. at the Town Hall.
• The Second Annual Town Christmas Tree Lighting, Saturday, Dec. 2 at 5 p.m. at the Village Green next to the Town Hall. Santa Claus and his wife will attend, cocoa will be served, and there will be an ugly sweater contest.
• A Christmas Musical Review, Friday, Dec. 15 at 7 p.m. and Saturday Dec. 16 at 2 p.m. at the Town Hall. The event will be put on by the Arts Council.

Electric vehicle charger proposed

Collins told the board that CORE Electric Cooperative had proposed the installation of an electric vehicle charging station on town property, with the location to be determined. The consensus of the board was to continue the discussion with CORE, but to clarify if the town would receive revenue from the charger.

Accounting practices questioned

Brodzik asked the board to explain why entries regarding water loan reserves and American Recovery Plan Act funds were in different locations in the town’s financial reports. Collins explained some items were moved to the cash position portion of the financial reports as part of the town’s cleanup of its financial reporting. Brodzik claimed the board is covering up serious errors in the past and pointed to voided checks as an example. Collins said that in the past there was no policy regarding voided and re-issued checks, but now the town has a register of voided checks. Collins offered to report on checks voided in 2022 if the board requested it.

Executive sessions

The Oct. 12 meeting was preceded by an executive session to discuss the potential sale of public property and to receive legal advice concerning a Police Department complaint.

The Oct. 26 meeting was preceded by an executive session to discuss the potential sale of public property and to receive legal advice concerning a Police Department complaint and a human resources complaint.

**********

The next board meeting is scheduled for Nov. 9. The board will meet only once in November to accommodate the Thanksgiving holiday. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

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

Other Palmer Lake Board of Trustees articles

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

• Elephant Rock property lease.
• RV use and storage on private property.
• Sign code ordinance discussed, tabled.
• Officer Ramirez honored.
• Special event permits granted.
• Appointments.
• Land use issues.
• New accounting service.
• Executive sessions.

By James Howald and Jackie Burhans

In September, the Palmer Lake Board of Trustees voted on a resolution authorizing a lease for a portion of the Eagle Rock property and on a resolution regulating recreational vehicle (RV) use and storage on private property. An ordinance governing signs was discussed and tabled. Palmer Lake Police Officer Eugene Ramirez was awarded Palmer Lake’s Life Saving Medal. The board granted five special event permits and appointed members to the Parks Commission and to the Community Development Advisory Board (CDAB). The board addressed several land use issues and hired a new accounting service.

The board held two executive sessions: one following the regular meeting on Sept. 14 and one preceding the regular meeting on Sept. 28.

Elephant Rock property lease.

At its Sept. 28 meeting, the board considered Resolution 55-2023, which authorizes Mayor Glant Havenar to sign a lease agreement with EcoSpa LLC, owned by Richard and Lindsay Willan, for 2.8 acres of the town’s Elephant Rock property. The lease includes an option for the Willans to purchase the land and an acknowledgement that the Planned Unit Development for the property will need to be amended, with any amendments to be reviewed and approved by the board at a future meeting.

Attorney Matt Krob pointed out that if the town terminated the lease, the option to purchase the land would also be terminated. He explained that any request by the Willans or by future owners to change the use of the land would need to be reviewed by the Planning Commission and voted on by the board following public hearings, so the town would retain some control over the future of the property even after it was sold. The town could also use a deed restriction to prevent certain future uses, he said.

The board voted unanimously in favor of the resolution leasing the property to the Willans with an option to purchase.

RV use and storage on private property.

At a workshop on Sep. 14, the board returned to its discussion of how RV use and storage should be regulated, focusing on RV use and storage on private property. At a previous meeting in August, the board passed an ordinance prohibiting RV use and storage on public property.

Havenar opened the discussion by explaining that RV use and storage had been mistakenly omitted from an update of the town’s municipal code. She said she had concerns about regulating residents’ use of their property.

Trustee Kevin Dreher said he had no issues with storing RVs on private property, but he favored limits and didn’t want people living in them on a permanent basis. He suggested using building permits to authorize residency in an RV only on empty lots when a house was being built on the property.

Trustee Jessica Farr said she did not want RVs connected to water and sewer systems. She suggested a one-year limit on RV occupancy.

Krob raised the issue of unimproved rights of way to the lot where any RV would be located and pointed out that if the town allowed use of an unimproved right of way by an RV, there would be a risk of liability for the town. Krob also said any ordinance regulating RV use and storage should include language prohibiting RVs to be used as accessory dwelling units.

Fire Chief John Vincent pointed out that there would need to be adequate access for emergency vehicles to any private property on which an occupied RV was present.

Resident Matt Stephen argued that, if no time limit on residency in an RV was set, it would be impossible to eliminate their use as a long-term residence.

Krob said he had enough direction from the board to draft an ordinance for consideration at the next board meeting.

At the Sept. 28 meeting, the board reviewed the ordinance Krob drafted using the input from the work session. The issue of RV owners using unimproved rights of way to reach the property where they would store their RV proved to be a sticking point. Dreher asked if waivers could be used to resolve the issue of liability. Krob said waivers might reduce but would not eliminate liability for the town and suggested that the town ask the question of Colorado Intergovernmental Risk Sharing Agency, the town’s insurer.

Trustees Shana Ball, Dreher, Nick Ehrhardt, Samantha Padgett and Dennis Stern, along with Havenar, voted to table the ordinance, with Trustee Jessica Farr voting not to table.

Sign code ordinance discussed, tabled.

At its Sept. 14 meeting, the board made another attempt to craft an ordinance regulating signs. Havenar said she had heard from businesses who felt that the ordinance in its current form was not business friendly. The draft under discussion, for example, specifies that neon can be used only for signs indicating the business is open, but O’Malley’s Steak Pub has had neon signs advertising brands of beer for several years. Krob said some signs could be considered historic signs and grandfathered in, but if they were ever changed or destroyed the new sign would need to be reviewed. He stressed that historic signs had to have been legally compliant at some point. Krob recommended a workshop on the sign ordinance.

The board voted to table further discussion of the ordinance until October.

Officer Ramirez honored.

Chief of Police Jason Vanderpool presented officer Eugene Ramirez with the Palmer Lake Life Saving Medal for his response to an attempted suicide earlier in the year. Ramirez and Monument Police Department Officer Dakota Degenhart responded to a report that an autistic individual was preparing to hang himself on Mount Herman. Ramirez and Degenhart located the individual and Ramirez supported him while Degenhart cut the rope from which he was already hanging. Together they administered first aid and got the victim down the trail to help. Without their actions, Vanderpool said, the attempt would have succeeded.

Special event permits granted.

The board approved special event permits for five events:

• The Monument Academy Cross Country race to be held on Sept. 28.
• The Funky Little Theater production of the Legend of Sleepy Hollow, scheduled for a 7 p.m. show on Friday, Oct. 13 and a 1 p.m. show on Saturday, Oct. 14 at the Palmer Lake Town Hall.
• The YMCA Creepy Crawl 5K Fun Run, to start at 9:30 a.m. on Oct. 28 at the Palmer Lake Regional Recreation Area. A separate run for kids will start at 10:30 a.m. The course will circle the lake and continue on the Santa Fe Trail. Race ceremonies will start at 8:45 a.m.
• The Rat Rods and Rust Car and Bike Show, to be held from 2 to 6 p.m. on Saturday, Oct. 28 at the Palmer Lake Regional Recreation Area. Jeremiah King, the event’s organizer, described rat rods as gigantic rolling pieces of art. The event will include a costume contest for kids and trunk treats.
• Palmer Lake Outdoor Classic hockey tournament, to be held Jan. 5, 6 and 7 at the Palmer Lake Regional Recreation Area. Four high school teams will play on Saturday, Jan. 6 from 6-9 p.m. Adult hockey games will be held on Sunday, Jan. 7 from 9 a.m. until noon with a playoff game from 6-7:30 p.m. Fireworks are being considered for Saturday evening. The event is a fundraiser for Lewis-Palmer School District hockey and the nonprofit that organizes the event.

Appointments.

At the Sept. 14 meeting, the board voted unanimously to appoint Garcia Wood to an alternate seat on the Parks Commission.

At the Sept. 28 meeting, the board voted unanimously to appoint Padgett to represent the town on the Community Development Advisory Board, which advises the El Paso Board of County Commissioners concerning community development and use of Community Development Block Grant funds. The board also voted to support the applications of Ball and Farr to serve on the Wildfire Resiliency Code Board.

Land use issues.

At the Sept. 14 meeting, the board voted unanimously in favor of Ordinance 20-2023, which disconnects a parcel of land belonging to Jim and Laura Fitzgerald from the town of Palmer Lake. The disconnection was the final step in a process begun in August to resolve tax issues created when the Fitzgeralds and Jim and Pam Parco exchanged land in 2014, intending to improve access to their respective properties. The land swap resulted in the Fitzgeralds and the Parcos receiving tax bills from both the town of Palmer Lake and from El Paso County. The annexation and rezoning voted on in August along with the disconnection will result in the Fitzgeralds and Parcos each receiving just one tax bill.

At the Sept. 28 meeting, the board held a public hearing on an application by Annette Ruiz for a conditional use permit allowing the Ruiz family to build a home on a lot on Vale Street that is currently zoned C1, for commercial use. There were no comments from the public and the hearing was closed. The board voted unanimously in favor of Resolution 68-2023, which gives the Ruiz family permission to build their home.

A second public hearing was held on Sept. 28 to consider a revised application to vacate the town’s right of way on El Moro Avenue by Cindy Powell and Marilyn Redwine. Collins explained that the board had heard this request before, but some of the details of the previous request were not in order and the new owner of an adjacent property wanted to be involved in the process. There were no comments from the public, and the board voted unanimously in favor of Ordinance 21-2023, vacating the right of way.

The board also voted to approve Resolution 67-2023, which authorizes Havenar to sign a professional service agreement with the Community Matters Institute to rewrite the town’s land use code. Collins explained that the state Department of Local Affairs has provided $25,000 to help pay for the rewrite, with the town also contributing $25,000. Only Farr voted against the resolution.

New accounting service.

The board voted in favor of Resolution 66-2023, which authorizes Havenar to sign a professional services agreement with Kelly Books LLC to provide accounting services to the town. Collins explained the agreement is a monthly contract and the role of Kelly Books will change once the town hires an accounting clerk.

Executive sessions.

The executive session following the Sept. 14 meeting was convened to discuss the lease for the Elephant Rock property, the release of confidential discussion in executive sessions and the town administrator’s evaluation and contract review. No action was taken following the executive session.

On Sept. 28, the executive session preceded the regular meeting, also to address the Elephant Rock property lease and the town administrator’s evaluation. The same executive session was reconvened following the regular meeting. When the second part of the executive session adjourned, the board tabled consideration of the town administrator’s contract.

**********

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

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

Other Palmer Lake Board of Trustees articles

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

• Building permits and taps extended
• Board approves parcel annexation and rezoning
• Recreational vehicle storage ordinance passes
• Storm water enterprise fund next steps
• Special event permits approved
• Centennial Park master plan approved; commissioners appointed
• Executive sessions

By James Howald and Jackie Burhans

In August, the Palmer Lake Board of Trustees held two regular meetings, on Aug. 10 and 24, each ending with an executive session. The Aug. 10 regular meeting was preceded by a one-hour board retreat to review rules and roles. The board met for a third executive session, online only, on Aug.16, to receive legal advice on a human resources complaint and a personnel matter involving the police chief.

The board considered a resolution permitting John Cressman and Nikki McDonald, both of whom have served terms as mayor, to extend the expiration of building permits and associated water taps for four lots they own jointly on Greeley Boulevard. Mayor Glant Havenar, who was involved in the sale of the lots, recused herself from the discussion and the vote on the resolution.

The board held a public hearing and voted on a resolution and an ordinance concerning a request to annex and rezone parcels of land belonging to James Parco and James Fitzgerald. The board passed an ordinance regulating recreational vehicle storage and usage and considered next steps on creating a water enterprise fund. Three permits for special events were granted. A masterplan for Centennial Park was approved and two commissioners were appointed to the Parks Commission.

Building permits and taps extended

A lengthy discussion preceded the board’s vote on Resolution 58-2023, which extends the building permits and associated water taps on four lots owned by Cressman and McDonald.

Town Administrator Dawn Collins summarized some of the background: Water taps had been issued for the lots, two of which have building permits in place, but a moratorium on land use applications had prevented the development planned by Cressman and McDonald. Now Cressman and McDonald want to sell the lots along with the associated building permits and water taps, she said. The resolution would authorize an agreement extending the building permits for one year, allowing the lots to be sold together or individually, along with the permits and taps.

Attorney Matthew Krob explained that people who own unused taps pay a monthly fee to support the water system even though the unused taps are not delivering any water. He said the municipal code was written to prevent people from buying water taps as an investment and from buying taps not associated with a specific lot.

Trustee Shana Ball pointed out that if someone were to purchase a water tap now, they would pay more than Cressman and McDonald paid.

Collins said that previously the town sold water taps for cash even though those sales were not in line with the municipal code.

Trustee Samantha Padgett argued the board was trying to create clear processes and that the processes in place when the taps were sold were not followed. She said she wanted to avoid the need for exceptions and the creation of new precedents. She suggested the taps should be considered abandoned so they could be resold by the town. Municipal code 13.08.060 says: “A water tap shall be deemed abandoned if a building permit utilizing the water tap has not been issued within one year from the date of purchase. If the building permit is allowed to lapse, the water tap shall also be deemed abandoned.”

McDonald pointed out that easement issues with CORE, the town’s power company, were preventing the plans for the lots from moving forward, and Cressman added that he had been paying the monthly fees for the unused taps since their purchase. He said he wanted to sell the lots and let the purchaser deal with the problems with CORE.

Following the discussion, the board voted unanimously in favor of the resolution to extend the building permits.

Cressman and McDonald appeared before a previous board on March 6, 2021 to discuss the lots and water taps. Details of that meeting can be found here: https://www.ocn.me/v21n3.htm#plbot.

Board approves parcel annexation and rezoning

The board held a public hearing and considered several items on the agenda to resolve a land use and property tax issue. First was an application to annex and rezone a parcel of land owned by James Parco, followed by a resolution on findings of fact and an ordinance to approve the request.

Parco explained that in 2012, he and his wife had purchased Lot 1 of a parcel of land in the Coldwater subdivision, where the Fitzgeralds had purchased Lot 2. One Lot was in the Town of Palmer Lake, and the other was in unincorporated El Paso County. Shortly after that, the Parcos and Fitzgeralds agreed to adjust the lot line between the two lots to improve access, swapping an equal amount of land. They had their properties surveyed, replatted, and filed documents by 2015. After that time, each property owner received two tax bills since they now each owned land in two jurisdictions. They later contacted the county assessor for advice on how to resolve the issue. Toward that end, Parco was now asking the town to annex and rezone his county property to incorporate it with his Palmer Lake land. Similarly, the Fitzgeralds would like their land disconnected from the town so they can incorporate it with the land they own in the county as one property. These actions would change the boundary line of Palmer Lake but not change its total property size.

Noting that the Palmer Lake Planning Commission had recommended approval of the annexation and rezone request on a vote of 7-0, Collins said that staff supports Resolution 60-2023 making findings of fact and Ordinance 18-2023 to annex and rezone Parco’s property as requested. The public hearing was closed with no comments, and the board voted unanimously to pass both the resolution and ordinance related to Parco’s request.

The last part of the solution would be to disconnect the Fitzgeralds’ land from Palmer Lake so they could incorporate it with their property in unincorporated El Paso County. The board directed the staff to draft the relevant resolution and ordinance and bring it back to the next board meeting.

Recreational vehicle storage ordinance passes

Completing a discussion begun in previous meetings, the board passed Ordinance 19-2023, which prohibits the storage or use of recreational vehicles on public property, with a 24-hour exception for loading and unloading, and sets parameters for the storage and use on private property that include 30 consecutive days of occupancy and prohibit connection to the sewer system.

The complete text of the ordinance can be found on the town’s web page here: https://www.townofpalmerlake.com/ordinances/regulating-storage-and-use-rvs.

Storm water enterprise fund next steps

At the Aug. 10 meeting, Ball made a motion requesting town staff to initiate an analysis of the steps needed to create an enterprise water fund. Collins and Krob will oversee the effort.

Special event permits approved

The board approved special event permits for:

• The Lewis-Palmer Middle School Cross Country Meet, to be held on Sept.13.
• A Melodrama Play to be put on by the Palmer Lake Arts Council on Oct. 6 and 8.
• The Ninth Annual .5K Race, a fund-raising event for Awake Palmer Lake, to be held on Oct. 15.

Centennial Park master plan approved; commissioners appointed

At the Aug. 10 meeting, the board approved Resolution 52-2023, which approves the Parks Commission’s master plan for Centennial Park. Parks Commission Chair Reid Wiecks said the plan was an update of three previously developed plans. Trustee Kevin Dreher thanked Wiecks for his work on the plan.

At the Aug. 24 meeting, Kevin Magner and Jennifer Nilson were appointed to open seats on the Parks Commission.

Executive sessions

The Aug. 10 meeting ended with an executive session to determine negotiating positions relative to lease agreements and a possible annexation and to address the town administrator’s evaluation.

The virtual executive session held on Aug. 16 was for the purpose of receiving legal advice concerning a human resources complaint and a personnel matter involving the police chief.

The Aug. 24 meeting ended with an executive session to determine negotiating positions relative to lease agreements.

**********

The next board meetings are scheduled for Sept. 14 and 28. 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.

Above: At the Aug. 24 Palmer Lake Board of Trustees meeting, Cub Scout George Bartufiak, a third-grader at Larkspur Elementary School, led the Pledge of Allegiance that opened the meeting. Bartufiak attended with his mother and is in Larkspur-Monument Cub Scout Pack 217. The group met to fish at Palmer Lake on Sunday, Aug. 27. More information can be found on the pack’s Facebook page. Photo by Jackie Burhans.

Other Palmer Lake Board of Trustees articles

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

• Water rates to increase 5% annually
• Elephant Rock property future debated
• RV policy takes shape
• Audit of 2022 budget shows good financial health
• Public hearings
• Other votes
• Focus on the Forest honored

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) met three times in July: regular board meetings were held on July 13 and 27 and a workshop was held on July 12. The board continued its work on water rates, the future of the Elephant Rock property, and how to regulate recreational vehicle (RV) use and storage on private and public property. The board heard an audit report on its 2022 budget. It held two public hearings, both of which led to votes.

The board voted on a resolution facilitating cooperation between the Palmer Lake Police Department and surrounding police departments. It revised the priorities for maintaining the water and sewer system documented in its Preliminary Engineering Report and renewed the intergovernmental agreement that regulates the town’s ambulance service. The board considered a special event permit and recognized Focus on the Forest volunteers for their work to eliminate graffiti.

The July 12 meeting was preceded by an executive session to develop negotiation strategies regarding the lease agreements for the EcoSpa and the Star View Ranch, and regarding the intergovernmental agreement (IGA) between the town and the Monument Fire Department. The July 27 meeting was preceded by an executive session to discuss a letter of intent concerning the Norris Hay Ranch.

Water rates to increase 5% annually

At the water rate workshop on July 12, water rate consultant Chris Brandewie presented several scenarios to the board which were designed to fully fund the town’s water service and allow for the accumulation of reserve funds earmarked for future capital improvement projects. The different scenarios also addressed questions and concerns the board members had expressed in previous discussions. The board asked Brandewie to modify the rate structure one last time for final consideration at the board meeting scheduled for July 27, at which time a final vote would be taken.

At the regular board meeting the next day, the board returned to the issue. Director Dennis Stern and Town Administrator Dawn Collins summarized the rates changes they had directed Brandewie to work out as a 5% increase in the water base rate and water usage charges, changes to the tier structure, and a 5% increase in future tap fees.

Resident Roger Mosely opposed the changes, arguing the increased base rate treated low-income families unfairly and that water funds needed to go into their own bank account. Collins explained that different accounting codes were used to track water funds, that a separate bank account was not needed, and in fact separate bank accounts had proved convoluted in the past.

Mayor Glant Havenar said she wanted most of the increased revenue to come from increasing the base rate, not from increases in the tiered usage charges. She added the rates could be adjusted annually if necessary.

At the July 27 meeting, the board considered Resolution 54-2023, which documents all rate changes and projects them over a five-year period. The resolution specifies:

• Beginning in 2024, water tap fees will increase 5% annually.
• The water tiers will be redesigned, and usage rates will increase 5% annually beginning in January 2025.
• The monthly base fee, which contributes to capital improvement projects and debt service, will increase to $85 per month for residential customers starting with the September 2023 billing. Commercial customers, out-of-town customers, and irrigation customers will pay higher base fees.
• The rate increases will continue annually until the board directs otherwise.

The resolution, which contains tables listing all the water rate changes, can be found online at page < 90 > of the board meeting packet, available here: https://bit.ly/plbot-packet-230727.

In the discussion of the resolution, Director Samantha Padgett asked that the resolution be amended to add a sunset clause that would end the annual increases after five years unless the board took action to continue them. Havenar pointed out the board could alter the annual increases at any time. Padgett insisted that a sunset clause ending annual increases on Jan. 1, 2029 be added to it.

The amended resolution passed, with Directors Shana Ball, Kevin Dreher, Sam Padgett, and Dennis Stern, as well as Havenar, voting yes. Director Jessica Farr voted no, and Director Nick Ehrhardt was excused from the meeting and did not vote.

Elephant Rock property future debated

At the July 13 meeting, Collins told the board the Palmer Lake Planning Commission had met on July 19 and had recommended development at the Elephant Rock property stop, except for trail construction, until the master plan was complete. Havenar said she was not comfortable stopping the process.

At the July 27 meeting, the board continued this discussion. Havenar said the board was considering three concepts for the property: the spa proposed by Richard and Lindsay Willan, the wedding venue proposed by Franco Pisani and Lindsey Truitt, and the perimeter trail proposed by the Parks Commission. She also mentioned that the police and fire departments requested land to be reserved for a public safety building. Havenar said many ideas for the property were being informally proposed and the town did not have the staff or the insurance coverage to address them. The future of the cabins on the property was uncertain, as the draft master plan calls for them to be demolished, the town does not have staff to manage them, and the town’s insurer wants them boarded up and fenced before allowing residents to visit the Elephant Rock property.

Farr said she was grateful for the many suggestions about uses for the cabins. She said the board had decided to lease 2.8 acres to the Willans, proceed with the wedding venue proposal and reserve three acres for the police and fire departments, who will use the longhouse for training before it is demolished.

Havenar and Farr asked for comments from the audience. Gina Brenneman said moving forward without a complete master plan “appears to defy logic.” She asked for the neighbors’ request for peace and quiet to be considered and requested noise, safety, lights, the beauty of the site, quality of life and home values all be studied. She also suggested some of the land should be put into a conservation trust.

Havenar responded that the town owns the land so there is no need for a trust, adding that the cabins were uninsurable and this was preventing the town from opening the property to residents. She agreed to revisit the issue of a trust.

Richard Willan told the board he was willing to lease the cabins from the town, board up the windows and fence them off at his expense and then begin repairing them one by one. He offered to insure them at his expense and said he would form an LLC to manage them. He believed they could be rented to weekenders. Dreher, Farr, Stern and Havenar did not support Willan’s offer. Other residents spoke in favor of and against leaving the cabins in place.

Ball ended the discussion by saying the board would continue to look into the suggestions for the property.

RV policy takes shape

At the July 13 meeting, Havenar said a policy on RVs was needed because they currently were not addressed in the municipal code and the board wanted to prevent people living in RVs within the town limits. Town Attorney Matt Krob said the policy should make it clear RVs could not be used as Additional Dwelling Units, which are subordinate dwellings sharing a lot with a primary dwelling, whether attached or separate.

Ball questioned whether the town had the constitutional right to decide how people can use their property. Krob answered RVs could be regulated by towns just as towns specify setbacks and other regulations that affect private property. Boards are charged with administering affairs to ensure health and safety. Zoning and fire codes are examples of this, he said.

Collins said that at one time the municipal code did regulate RVs. Now the town frequently fields questions about residents residing long term in RVs on private property. She said the town’s regulations on short-term rentals prevent RVs from being used as short-term rentals.

Fire Chief John Vincent pointed out that RVs present fire and safety issues, arguing the single door and gray water disposal were concerns.

The discussion at this meeting ended with a consensus that RV use on public land needed regulation, and Krob said he would begin drafting a policy.

The RV discussion continued at the July 27 meeting. Krob put together questions for the board to answer to guide the policy development.

The board generally supported:

• Storing RVs on private property.
• Honoring setbacks when an RV is on private property.
• RVs on private property can’t be permanently occupied.
• RVs can have temporary electrical connections, but not water or wastewater connections.
• Using Code Enforcement to address violations of policy.

The board generally did not support:

• Specifying where an RV must be stored on private property.
• Requiring RVs on private property be covered or screened.
• Using RVs to camp on public property.
• Using private property to store RVs as a commercial enterprise.

The board did not take a position on use of generators with RVs on private property.

Audit of 2022 budget shows good financial health

David Green, of Green and Associates, the town’s independent auditing company, presented the results of his audit of the town’s 2022 financial statements. His report gave the town an unmodified “clean” opinion, indicating the statements are in line with generally accepted accounting principles and provide an accurate picture of the town’s finances for 2022. He performed a risk-based audit designed to identify and address risks.

He reported some checks that were erroneously duplicated, but noted they were only paid once. He complimented the town staff for their cooperation with his work.

He said the town’s net position, a statement of what the town owns and owes, was $4 million, with $2.6 million in the General Fund and the rest in the Enterprise Water Fund. The town’s assets are mainly property tax receivables, Green said. He noted funds from the American Recovery Plan Act (ARPA) that have been received but not yet spent. Those funds are tracked, and the remainder is known, he said.

Green pointed out the Water Fund is its own enterprise, has its own financial statements and has its own opinion in his report.

Mosely asked Green to comment on the fact that $800,000 was budgeted for Capital and Operations and Maintenance but only $194,000 was spent. Mosely asked if that was reasonable. Green replied every budget should be as accurate as possible, but revenues and expenditures have to be estimated and it’s “easy enough” for some funds to be unspent. State law requires towns not to exceed their published budget, but spending less than what is budgeted doesn’t mean the budget should be adjusted down.

In response to a question from Havenar about why amounts don’t always match the budget on a month-to-month basis, Green pointed out that there can be a lag when invoices are presented. Accounting uses hindsight, he explained, and sometimes things are not reconciled until an audit is performed and charges made to incorrect accounts are adjusted. It was common to adjust accounting entries throughout the year, he said. Collins pointed out the accounting codes the town uses have changed over time and it wasn’t until 2021 that the town began to budget for capital items. Havenar said uncertainty about expenses and revenues sometimes required the town to budget high.

Green said he has seen constant improvement in the town’s financial processes in the eight years he has served as the town’s auditor. “It seems to get smoother every year,” he said.

Padgett asked if the Water Fund was under budget and Green answered expenses were $889,699 under budget and revenues were $245,435 less than expected.

Later in the meeting, the board voted in favor of Resolution 48-2023, which authorizes staff to file the 2022 audit report with the state.

At the July 27 meeting, in her administrative report, in response to comments that the town had misused ARPA funds, Collins affirmed with the board that the 2022 audit included a review of the town’s use of ARPA funds, with a positive result. She mentioned that when the town received the ARPA funds a call was held with the state, who agreed that water lines and a well were appropriate uses of the funds. There was no misuse of ARPA funds, Collins said.

Public hearings

At the July 27 meeting, the board held two public hearings, both of which led to votes later in the meeting.

The first public hearing concerned a minor subdivision request from Scott Phillips, who requested to subdivide his five-acre lot on Rockridge Road into three lots: a 2.5-acre lot for his home, a 1.4-acre lot and a 1.3-acre lot. The second and third lot would be developed later, he said. Phillips told the board the Planning Commission had unanimously supported his request.

There were no comments from the public on Phillips’ request, and the board voted unanimously in favor of Resolution 49-2203 approving his request.

The second public hearing was more contentious. Sylvia Amons requested a conditional use permit allowing her to develop her property at 56 Highway 105 as a mixed-use commercial and residential project. Amons said she had begun planning the project in 2018, but the town’s moratorium on water and sewer taps stalled it. She was also delayed by issues of the proposed building’s height and the number of floors. Amons said she wanted to develop the property as a three-story building within the town’s current height limitation, with commercial space on the bottom floor and two floors of residential units.

Collins said the Planning Commission decided the project complied with the master plan and would add needed housing to the town. Havenar pointed out that Amons’ plan was approved in 2018, with a height of 32 feet and two stories. Havenar also said the question before the board was not the design of the building but only the question of whether the property could be developed for mixed use. The property was currently zoned for commercial use, Havenar said. The plan would be considered later in the process.

Several residents spoke against the project, citing concerns with access to the lot, impact on traffic, the density, the proximity to other homes, the impact on neighbors’ views of Ben Lomond, location of trash receptacles, inadequate parking, lowering of property values, and turnover in the residential units.

Havenar and Krob pointed out, again, that the issue before the board was only whether to allow mixed residential and commercial use, and not the design of the building.

Ball pointed out that citizens wanted to see a mix of commercial and residential on the town’s main street. The state Legislature is pushing for more affordable housing, she said, adding Amon’s project addressed those concerns.

Havenar said a 30-foot-tall commercial building might be less to the neighbors liking than Amons’ project. The Planning Commission and the Board of Adjustment would work through all the design details later, she said.

The hearing was closed, and the board voted to approve Resolution 50-2023, granting Amons her conditional use permit for a mixed-use project, with Dreher voting no, Ball, Farr, Padgett, Stern and Havenar voting yes. Ehrhardt was excused from the meeting and did not vote.

Other votes

• The board voted unanimously in favor of Resolution 47-2023, which renews a cooperative agreement between the Palmer Lake Police Department and El Paso County allowing the town to rely on the county when doing investigations involving child abuse and neglect.
• The board voted unanimously to approve Resolution 51-2023, which updates the high priority task list in the Preliminary Engineering Report that addresses the town’s water system maintenance needs.
• The board voted unanimously in favor of Resolution 53-2023, which revises an intergovernmental agreement between the town and the Monument Fire Department regarding ambulance service and medical transport to allow an annual fee rather than per-call fees, making it easier for the town to budget for the service.
• A special permit was granted to Verity’s Village to hold a fundraiser in the form of a running event at the lake on Sept. 16.

Focus on the Forest honored

Jimmy Zelones, Tyson Reese, and Shawn Nielson of Focus on the Forest were presented with certificates of appreciation for their work removing graffiti from the reservoir trail. For more information, see https://focusontheforest.org.

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The next board meetings are scheduled for Aug. 10 and 24. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

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

Other Palmer Lake Board of Trustees articles

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

• Water emergency repealed; enterprise fund considered
• Staff update, June 8
• Two resolutions passed
• Board agrees to join block grant program
• Healing centers zoned M1
• Special event permits granted
• June 8 executive session
• June 22 staff update
• Conditional use permit granted
• Rights of way vacated; replat approved
• Grant for pickleball courts
• June 22 executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held two regular board meetings in June, each preceded by an executive session. On June 8, the board repealed an ordinance declaring a water emergency and considered the creation of an enterprise fund related to water. It heard an update from Town Administrator Dawn Collins. It voted on two resolutions and considered participating in a block grant program and an advisory board. The board debated how to zone healing centers where patients can be treated with psylocibin mushrooms. A special event permit was approved. The June 8 meeting was opened with Palmer Lake Elementary School student Kaston Flake leading the pledge of allegiance.

At its June 22 meeting, the board heard a staff update from Assistant Town Clerk Julia Stambaugh. The board held public hearings followed by votes on two land use projects: the first a conditional use permit and the second involving requests to vacate rights of way and replat four lots into one. It heard a presentation on a grant for six pickleball courts planned for the west side of Palmer Lake just north of the pedestrian bridge. Finally, it granted a special event permit.

Water emergency repealed; enterprise fund considered

The board considered Ordinance 14-2023, which amends the municipal code to repeal a declaration of emergency regarding the water supply. Mayor Glant Havenar explained the change to the municipal code was necessary so that the board can proceed with its work on projects needed to maintain the water system which impact water rates. Town Attorney Matthew Krob said the town’s water infrastructure needs work and the emergency status would prevent lenders from funding needed improvements.

Resident Roger Moseley opposed the repeal, arguing that the town had not met the requirements to end the emergency such as acquiring new water sources. Moseley expressed concern that repealing the emergency would lead to more development subsidized by residents.

The board voted unanimously to approve the ordinance.

Trustees Samantha Padgett and Shana Ball said they were ready to move forward with the creation of an enterprise fund needed to finance the stormwater drainage project the board is considering. Collins provided a memo to the board with information regarding enterprise funds.

No motion was proposed, but the board agreed to move forward with the establishment of an enterprise fund.

Staff update, June 8

At the June 8 meeting, Collins updated the board on the status of the trail being designed on the Elephant Rock Property and on two recent resignations. She said a property owner next door to the Elephant Rock property had agreed to move an existing fence and the trail would be repositioned. She announced Deputy Town Clerk Julia Stambaugh had resigned her position to take a job in the private sector. Stambaugh was scheduled to stay through the end of June, Collins said. Collins also said Samantha Deeder had resigned from the Parks Commission.

The condition of Highway 105 south of Spring Street has been reported to the Colorado Department of Transportation, Collins said, and it has committed to patching the highway and improving the drainage.

Two resolutions passed

Police Chief Jason Vanderpool asked the board to approve Resolution 43-2023, which authorizes the renewal of a memo of understanding with all El Paso County agencies that those agencies will assist the Palmer Lake Police department in any case where a Palmer Lake officer is involved in a shooting. All officer-involved shootings must be investigated by an outside agency, he said. The memo, which covers a four-year period, has already been approved three times.

The board voted unanimously to approve the resolution.

Fire Chief John Vincent told the board that the LaFrance fire truck, built in 2001, one of two trucks owned by the department, had recently failed a pump test and was to be repaired. He said the truck needed too many repairs to remain in service and asked the board to approve Resolution 44-2023, which authorizes him to list the engine for sale. He said the funds from the sale would go to capital improvements or back into the budget.

The board voted unanimously in favor of listing the engine for sale.

Board agrees to join block grant program

Havenar asked the board to consider joining the El Paso County Community Development Block Grant (CDBG) program, which aims to address urgent needs, mitigate blight conditions, and benefit low- to moderate-income families using funds provided by the U. S. Department of Housing and Urban Development. It costs the town nothing to join, she said, and membership would help with grants and funding. Building these relationships ensures the town’s voice is heard.

The board voted to participate in the program and Trustee Ball volunteered to manage the town’s participation.

For many of the same reasons, the board decided to participate in the Community Development Advisory Board as well, which makes recommendations to the El Paso Board of County Commissioners concerning the use of CDBG funds. Ball volunteered to represent the town on the advisory board.

Healing centers zoned M1

The board debated Ordinance 15-2023, which adds healing centers where patients can receive treatment with psilocybin mushrooms to the list of conditional uses in areas zoned M1 general industrial. Havenar said no applications for healing centers had been received by the town to date, but she wanted to be prepared. Attorney Krob explained that if towns fail to establish zoning for the centers, then they can be anywhere in the town. Towns can’t refuse applications to create healing centers, he said.

The board voted to approve the ordinance, with Trustees Ball, Kevin Dreher, Nick Ehrhardt, Padgett, Dennis Stern and Mayor Havenar voting in favor. Trustee Jessica Farr voted no.

Special event permits granted

The board heard a request for a special event permit for The Springs 50 Trail Walk, which was held on June 9. Stambaugh, speaking on behalf of the applicant, told the board the event consisted of a group of 50 veterans walking from Palmer Lake to Fort Carson. The walk will provide a time for them to bond, Stambaugh said. The board voted unanimously to grant the permit and waive the event fee. The board also approved a permit for the Pikes Peak Library District to hold three concerts in the Village Green on Aug. 11, 18, and 25.

June 8 executive session

The board meeting was preceded by an executive session to receive legal advice regarding lease agreements at the Elephant Rock property, a possible annexation, and an Intergovernmental Agreement involving the Palmer Lake Fire Department, a complaint against the Palmer Lake Police Department and a personnel matter.

June 22 staff update

At its June 22 meeting, Stambaugh told the board that the audit of the town’s 2022 finances would be complete by July. She said the audit process was smoother this year because of recent changes to the accounting codes. Stambaugh said she expected the town’s insurance premiums to be lower due to improved training and compliance with CIRSA requirements. She mentioned tax revenues from the sale of adult use cannabis were beginning to come in and looked promising. She said the town was seeking an interim accounting service to help with bookkeeping and that Water Operator Steve Orcutt had provided feedback to GMS Engineering Inc. on their preliminary engineering report on stormwater drainage.

Conditional use permit granted

At its June 22 meeting, the board held a public hearing on an application by Curtis Claar for a conditional use permit in a Community Commercial (CC) zone. The permit would allow Claar to build a mixed-use commercial and residential building, with an electrical vehicle charging station in the parking lot, on a small triangular lot at the intersection of Primrose Street and Columbine Road. Claar’s application states the commercial portion of the building will house the office for his vehicle charging business and he will use the residential portion as his home. Claar said the Planning Commission had agreed to the concept. Ball said Claar’s proposal conforms with the town’s master plan.

There were no comments from the public and the hearing was closed.

The board voted unanimously to approve Resolution 45-2023, which allows Claar to move forward with his plan.

Rights of way vacated; replat approved

The board held two public hearings on applications from Cindy Powell and Duran Walton Ventures LLC to vacate rights of way on El Moro Avenue and on Bijou Avenue. A third hearing was held on a related application from Duran Walton Ventures LLC to replat 15 lots into five on which residences will be built. Havenar disclosed that she had been involved as a realtor in the sale of the lots a year previously.

During the first hearing, Krob pointed out that if the right of way for El Moro were granted, the town would still retain a right of way to build a trail on the property in question. The first hearing was closed quickly with no questions from the public.

During the second hearing, there were no questions about the vacation, but Drew Walton of Duran Walter Ventures LLC was asked about his plan to build on the replated lots. He said he intended to build small houses on the four lots, one for himself and his wife, and others for family members. The hearing was closed after that question.

There were no questions from the public on the third hearing.

Following the public hearings, the board voted unanimously in favor of Ordinance 16-2023, which vacates El Moro Avenue, Ordinance 17-2023, which vacates Bijou Avenue and Resolution 46-2023, which approves the requested replat.

Grant for pickleball courts

Tim Cares and Mike Pietsch told the board they had been offered a $250,000 grant to build six pickleball courts and a bathroom on the west side of Palmer Lake just north of the pedestrian bridge. The design they submitted, however, locates the courts over a water line, a pipeline that carries water. Acceptance of the grant would require the water line to be moved. They asked for the board’s thoughts on whether the grant should be accepted.

Havenar said she met with Cares, Pietsch, Orcutt, and Reid Wiecks of the Parks Commission. Other locations for the courts were discussed and rejected. Orcutt expressed concerns about the cost of moving the water line. She added that Awake the Lake (ATL) had committed some funds to the project.

Ball argued for accepting the grant even at the price of moving the water line.

Pietsch explained the courts would be for day use only, with no additional lighting. The courts would be open to the community at no cost but would also generate revenue by charging leagues and tournaments. In response to a concern from Trustee Kevin Dreher about possible cost overruns, Pietsch said ATL had pledged $100,000 over the amount of the grant.

Pietsch said the next step, if the town approved, would be to work on a more formal design for the entire project.

Krob advised the board to see more details before authorizing Cares and Pietsch to accept the grant.

June 22 executive session

The June 22 board meeting was preceded by an executive session to receive legal advice on a complaint involving the Palmer Lake Police Department, on a grant, and on a lease.

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

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

Other Palmer Lake Board of Trustee articles

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

• Police and Fire Departments and Parks Commission present Elephant Rock plans
• New board and commission members appointed
• Cannabis taxes clarified
• Resident questions water fund accounting and municipal code changes
• STR policy reviewed
• Fire Department resolutions
• Special event permit granted
• Contract with Chavez Consulting LLC
• Police Department receives grant
• Updated zoning map approved
• Executive sessions

By James Howald and Jackie Burhans

In February, the Palmer Lake Board of Trustees (PLBOT) heard four proposals for how to use portions of the Elephant Rock property (ERP). The Board of Trustees, the Planning Commission and the Parks Commission all had new members appointed. The board considered two issues regarding the taxation of cannabis, heard questions from a resident on water fund accounting and municipal code changes, and continued to refine its policy on short-term rentals (STRs).

The board also considered two resolutions on behalf of the Fire Department. It granted a special-event permit and renewed a contract with a stormwater consultant. Chief of Police Jason Vanderpool told the board about a grant the Police Department had received. Finally, the board updated the town’s zoning map.

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

Police and Fire Departments and Parks Commission present Elephant Rock plans

At the Feb. 9 meeting, Interim Fire Chief John Vincent and Vanderpool requested that a three-acre portion of the ERP be reserved as a location for a public safety building. They requested that the land adjacent to Highway 105 be reserved. Mayor Glant Havenar noted their request, but no action was taken at the meeting.

At the Feb. 23 meeting, the board heard three presentations from members of the Parks Commission about how to use a portion of the ERP as a public park.

Cindy Powell gave the first presentation. In her plan, which she described as “more involved,” a trail would be built around the perimeter of the park, and the Creekside trail would be extended. The existing baseball field would be maintained and used for baseball and soccer. She proposed the land used for the park be placed in a trust specifying it could never be developed. She told the board she is working on grants to fund construction of the park and has met with the Mile High Youth Corps to seek their support, on a volunteer basis, to build the perimeter trail. She recommended keeping several of the existing buildings: the one with a basketball court, the dining hall, and the kitchen. She envisioned pop-up restaurants that would generate revenue for the town.

The next phase would be to fix up another building for the Palmer Lake Arts Committee to use for resident artists, art classes, and exhibitions. Powell proposed other existing buildings be rehabilitated in later phases of park development and said paid parking should be considered. She proposed a stage similar to the one in Limbach Park in Monument for musical performances. Powell said, “I would love to have a mill levy or a bond, whichever is best, to put a public safety building” on the property.

Gene Kalesti presented what he called a basic plan for the proposed park. Kalesti proposed a first phase including a perimeter trail, an open-air pavilion, a dog park, community garden boxes, and two paid parking lots. A second phase would add a nature center, beaver ponds, and bridges that would be built by the Air Force Academy Engineering Department. Kalesti argued for opening the ERP to the public as soon as possible to let the town become familiar with it. Kalesti said five members of the Parks Commission voted in favor of his plan with the stipulation that a baseball field be added.

Reid Wiecks gave the final presentation. He pointed out that the mission of the Parks Commission was to develop and maintain parks and trails. He said the entire ERP should be put into a trust so that it never leaves town control. Wiecks’ plan includes a perimeter trail. He envisioned a unique “signature park,” different from anything in Larkspur or Castle Rock. Wiecks recommended demolishing most existing buildings, arguing they are a liability to the town, constantly vandalized, and 10 times more expensive to rehabilitate than to demolish. He wanted to keep the two cabins that are in the best shape. Wiecks pointed out not reserving all the ERP for use as a park risks seeing the land used for another housing development and that trying to fund any plan using grants, which are competitive, is a mistake. He felt ballfields are easily renovated and maintained.

Residents shared their thoughts after the presentations. Bob Parsons advised the board to go slowly, and he supported Kalesti’s plan, which he felt had an appropriately slow start. He was also concerned about increased traffic on Epworth Highway and Shady Lane. Loren Burlage, owner of a property east of the ERP, expressed concern that park visitors would feed his miniature donkeys.

Residents spoke in favor of and in opposition to including a dog park in the plan.

Paul Olivier, who served previously as the mayor of Palmer Lake, reminded the board that money and work would be needed to maintain the park. He pointed out that there had been plans for Centennial Park that had never been realized due to lack of funding. He warned the proposed park might fall into the same trap.

New board and commission members appointed

At the Feb. 9 meeting, the board interviewed Nick Ehrhardt and Rich Keuhster to fill the vacant seat on the board resulting from Karen Stuth’s resignation. Ehrhardt told the board he grew up in Palmer Lake and had worked as an intensive-care nurse before joining his father Kurt Ehrhardt’s contracting business. He said he wants to build a resilient community. Keuhster said he had served as the town’s fire chief in the mid-90’s and had also served two terms on the board, including serving as the mayor pro tem. Kuehster said he was concerned about water supply, fire exposure, and developments in the town.

Trustees Shana Ball, Kevin Dreher, Jessica Farr, Samantha Padgett, and Mayor Glant Havenar voted in favor of appointing Ehrhardt; Trustee Dennis Stern voted no.

At the Feb. 9 meeting the board voted unanimously to appoint Tim Caves and Lindsey Zapalac to the Planning Commission. Caves and Zapalac will serve two-year terms ending in January 2024.

At the Feb. 23 meeting, Samantha Deeder was appointed to a two-year term on the Parks Commission ending in January 2025.

Cannabis taxes clarified

At the Feb. 9 meeting, the board reviewed the issue of excise taxes on wholesale cannabis. Town Administrator Dawn Collins pointed out that the ballot question established the excise tax at 5% of the sales price of wholesale cannabis but also allowed that tax to increase as high as 10%. Collins asked the board to clearly establish the excise tax rate.

Two owners of cannabis businesses—Brenda Woodward and Dino Salvatori—spoke to the issue. Woodward said she was concerned the tax could rise to 10%. Salvatori agreed that a 10% excise tax left no room for profit, and pointed out that he could only find 16 municipalities that charged an excise tax.

Attorney Scott Krob, standing in for Town Attorney Matt Krob, told the board it could not change the ballot initiative that went before the voters.

Ball, Farr, and Havenar said they wanted more research done before voting on the issue.

At the Feb. 23 meeting, Krob gave the board his opinion that the state statute establishes an excise tax of 5% and the board could not raise it to 10%.

The board voted unanimously to set the excise tax at 5%.

At the Feb. 9 meeting, the board took up the issue of sales tax on retail cannabis by considering Ordinance 5-2022, which establishes a 5% tax on retail cannabis sales. The board asked that this ordinance be brought back in final form at the Feb. 23 meeting. At that meeting, a final draft of the ordinance that left the 5% rate in effect and corrected a reference to state statutes in the previous draft was approved by a unanimous vote.

Resident questions water fund accounting and municipal code changes

At the Feb. 9 meeting, the board discussed how much time Collins should spend responding to requests for information, given the significant number she has been receiving. The board agreed to direct Collins to spend about two hours per week.

Later, during the Public Comment agenda item, resident Roger Mosely said he had done his own calculations on what the water billing rate should be and asked that the board provide them to its new rate consultant for his consideration, which it agreed to do.

Mosely noted that the municipal code that was in effect until the new code was adopted on Dec. 8 specified that the board shall have control and management over all things pertaining to the water works system unless it had formally appointed someone to do so. He said he did not know if they had appointed Collins, otherwise the board that was in place before Dec. 8 had had that responsibility.

Note: The current code at http://bit.ly/pl-code-water says the water supervisor shall have control and management of all things pertaining to the water works system. Both the current and previous codes say that the town Board of Trustees shall have the power to prescribe all rates, rules, and regulations as necessary.

Mosely said he had two questions about the water fund. Question A notes that the 2022 budget for operations and capital expenditures totals over $800,000, but the actual expenditure was less than $200,000 and raised concern about the budget being off by 300%, asking what had been planned for and not done with the $600,000 differential.

In his second question, he noted that the 2023 budget for the water fund showed a 2022 balance of American Rescue Plan Act (ARPA) funds of $248,000, which he found suspicious because it was a round number and that while ARPA money is restricted to infrastructure, it was placed in the general fund. He said the town had only spent $83,661 in capital expenses and questioned if the difference was due to bad accounting or mismanagement of funds.

Collins agreed to provide a general response over the next couple of weeks.

At the Feb. 23 meeting, Mosely raised additional questions about the water fund accounting. He asked why the 2022 water month-over-month report showed that year-to-date operations and capital expenditures were reduced in November from a total of nearly $350,000 to about $120,000. He again asked about the difference between the $83,000 YTD for capital expenditures vs. the $248,000 balance noted in the 2023 budget. Thirdly, he said the spreadsheet provided by Collins detailing ARPA expenditures did not match the budget summaries.

Normally the board and staff do not respond directly to public comments. However, Havenar encouraged Collins to do so over Farr’s objection. Collins noted that there are monthly adjustments and that not all invoices are available immediately, saying they won’t have final figures until the audit as they are still addressing 2022 funds. She noted that there can also be human errors and that ARPA funds are not treated as typical revenue and can only be spent for specific reasons. She suggested that Mosely look into municipal accounting and talk to the auditor.

Padgett then asked to have Mosely’s questions answered, including one he provided in writing about municipal code that was removed. Collins noted that she had previously provided the original code, the red line changes, and the new code to the board and could not speak to what was done under a different administrator, different lawyer, and mostly different board. Farr indicated that the board direction was to answer the questions raised by Mosely.

STR policy reviewed

Collins told the board there are 48 STRs licensed in Palmer Lake: 22 are owner-occupied and 26 are non-owner-occupied. She recommended that future requests for STR licenses that will use an accessory dwelling unit require a conditional use permit in addition to an STR license, which would require the Planning Commission and the Board of Trustees to review the license request. Accessory dwelling units are not addressed in the zoning code, she said. Collins also proposed reducing the number of STR licenses the town will grant due to complaints by residents that their neighborhoods are being overwhelmed with STRs. Collins recommended limiting non-owner-occupied STRs to 5% of the total residences in the town and limiting owner-occupied STRs to 10% of residences. She told the board that STR policy around the state is changing as towns and cities attempt to rein in the rapid pace of STR creation.

Vincent asked whether STRs should be considered private properties or businesses selling goods and services to transient customers. He said the fire code would need to be updated to address STRs. Havenar commented that she supported stricter regulations but was not comfortable with the idea of inspecting someone’s home.

Havenar suggested a workshop to consider STR policy, and the board took no action following the discussion.

Fire Department resolutions

The board voted unanimously to approve two resolutions benefiting the Fire Department:

• Resolution 23-2023, which authorizes an agreement with the Colorado Springs Radio Communication Division for that organization to service Palmer Lake Fire Department radios.
• Resolution 24-2023, which authorizes a record management software contract with ESO, a software company, to supply an integrated record management tool that will allow the Fire Department to retire two record-management systems and spreadsheets that are currently used for records management.

Special event permit granted

The board granted a special event permit to Little Funky Theater for a performance of Steel Magnolias on March 5 at the Palmer Lake Town Hall. The fee for the special event permit was waived.

Contract with Chavez Consulting LLC

Collins told the board that John Chavez had previously developed the town’s plan for storm water discharge compliance. The board voted unanimously in favor of Resolution 19-2023, which authorizes the mayor to continue the services of Chavez Consulting LLC at an hourly rate of $150.

Police Department receives grant

Vanderpool told the board that the Palmer Lake Police Department had received a grant from the Gary Sinise Foundation that would pay for the purchase of a 2023 Chevrolet pickup and for the installation of emergency equipment.

Updated zoning map approved

Collins recommended that the board approve a zoning map that would provide a starting point to work from to correct unlabeled or unzoned parcels. The board voted unanimously to approve the updated zoning map.

Executive sessions

The Feb. 9 meeting ended with an executive session to develop strategies for negotiations regarding an intergovernmental agreement, possible annexation, and sale of town property.

The Feb. 23 meeting ended with an executive session to develop strategies for negotiators regarding sale of town property and parameters for the Elephant Rock property.

No action was taken following the executive sessions.

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The next board meetings are scheduled for March 9 and 23. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

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

Other Palmer Lake Board of Trustees articles

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