Town of Monument or Town Palmer Lake Articles

• Beltran interviewed and appointed
• Caves resigns
• Town Attorney Scott Krob resigns
• Integrity Matters lawsuit settled
• Board fails to decide timing of annexation elections
• 2025 budget amended, 2026 budget approved
• Boyett resigns

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held a workshop meeting on Dec. 2 to interview candidates to fill the board seat vacated by Amy Hutson’s resignation. At a special meeting following the workshop, Tony Beltran was appointed to replace Hutson.

At a nearly seven-hour meeting on Dec. 11, Trustee Tim Caves and Town Attorney Scott Krob read their letters of resignation. The board voted to settle a lawsuit with Integrity Matters but tried and failed to decide how to interpret the annexation ordinance passed earlier in the year on the issue of the timing for the annexation election that the ordinance put in place. The board voted to amend its 2025 budget, approve its budget for 2026, and appropriate the required funds, but not without concerns raised by Trustee Roger Moseley. The board also voted to separate the Water Fund into a Water Operating Fund and a Water Capital Fund.

On Dec. 12, Trustee Mike Boyett resigned.

Beltran interviewed and appointed

Mayor Dennis Stern opened the workshop intending to interview two candidates for the vacant board seat: Tony Beltran and Katherine Keeley. Keeley did not attend the workshop, so only Beltran was interviewed. The board asked Beltran a list of questions like those asked of other recent candidates for board seats.

In his opening statement, Beltran said his focus was on growth, tax revenue, and the town’s natural resources. His experience as an airline pilot for Frontier Airlines led him to believe that serving the traveling public mirrors government service, Beltran said. He mentioned that he holds two college degrees in aviation.

Beltran said he was motivated by a sense of civic duty and a desire to serve the community. In response to a question from Trustee Beth Harris, he said rebuilding public trust in the board, managing ecological resources, and planning for economic development were his top issues. Preserving “small town values” was also important, Beltran said.

Public comments were not taken at the workshop.

Note: Beltran’s interview is on the town’s website here: https://tinyurl.com/3tftcucn.

At the special meeting following the workshop, Stern noted that the candidate appointed would serve until the next coordinated election, which will be held in November 2026. He opened the meeting to questions from the public.

Local homebuilder Kurt Ehrhardt recounted his experience trying to build a Dollar General store within the town limits, which included him and his family being attacked on social media. He said the board needed to learn to compromise and asked what if Buc-ee’s struck a deal with El Paso County and the town received no revenue from the travel center.

Resident Keven Dreher, who was recently recalled from a seat on the board, faulted the board for being biased against the proposed travel center and for lacking transparency in its conversations.

Bill Bass, who served a term as mayor and was previously interviewed for the vacant board seat, sought to correct an impression that he was unfamiliar with the town’s master plan. He said when he was mayor, he and the board did a lot of work to update the master plan.

Town Clerk Erica Romero, who is responsible for coordinating the town’s special elections, recommended that the board make an appointment that night rather than using an election to fill the vacant seat, pointing out that the last special election had cost the town about $26,000, not including staff time and resources. Another special election might require temporary staff to be hired, Romero said. She pointed out that an appointment would restore the board to full status immediately.

Moseley pointed out that a recall of Caves was underway and suggested Caves should resign.

Harris moved to appoint Beltran. The motion passed with Boyett, Caves, Harris, Trustee Atis Jurka and Stern voting in favor. Moseley voted no.

Caves resigns

At the Dec. 11 meeting, the board considered Resolution 73-2025, which sets out the details of the special election to recall Caves. Romero said the petition to recall Caves had been submitted on Nov. 12, the signatures had been verified on Nov. 17, and no protests had been filed, requiring the board to set a date for a special election to complete the recall. The resolution passed unanimously, setting the election date for March 10.

Caves took the opportunity in the Board Reports agenda item to address the people of Palmer Lake. Saying he had worked to ensure fiscal responsibility, create community, and advocate for the creation of a conservation easement at Lakeview Heights, he said his service had been guided by stewardship and a sincere desire to protect the character of the town.

He said that a small group was steering Palmer Lake toward fiscal instability and relied on personal attacks and recalls rather than engaging in honest debate. Caves said the town was being led away from a revenue opportunity that was not about luxuries but about the fundamentals that safeguard Palmer Lake and its way of life. He said he was called to serve where knowledge is respected and truth is not twisted, and in the current climate, such service was no longer possible, so he resigned, effective Dec. 12. He thanked those who supported him and his wife, Laurie, for being by his side.

Note: Caves’ complete statement on his resignation is on the town’s website here: https://tinyurl.com/5d3ktvap.

Town Attorney Scott Krob resigns

The Dec. 11 meeting was slated to end with an executive to discuss the town’s position in connection with the legal representation provided by Krob Law Office LLC. Moseley said the resolutions was about the firm, not about Town Attorney Scott Krob directly. Krob noted that he had received nine complaints and wished to discuss the issue in public rather than in an executive session, which was his right to request.

Krob noted that he had asked Moseley for clarification on some of the complaints but had never received a response. He said that this discussion concerned the termination of the town attorney and that the town code had provisions governing the appointment and removal of town officers. He noted that any officer may be removed for cause by a vote of four current trustees, but that there could be no removal without a charge in writing and an opportunity for a hearing.

Krob said if the trustees were to decide on the matter, they should know who he was professionally. He noted that there was a representation agreement between the town and his firm since 2019 and that the current hourly rate of $175 was 60% of his firm’s rate for private clients. He reviewed his resume, saying he had graduated from Colorado College and then Duke Law School in 1980, when he began his practice. He was appointed as the youngest county judge in 1983 and has extensive experience as a municipal attorney with 40 years as a member of the Colorado Municipal League (CML) attorney section and serves on the Amicus Committee that decides whether to get involved in legislation that affects municipalities. He also has extensive experience in water law, serving as a water referee for the Colorado Division of Water Resources Division 6, and is experienced in water litigation and water rights, serving cities such as Evans, Cortez, Thornton, Grand Lake, Granby, and the state of Wyoming.

Krob said his legal practice seeks to find clients it meshes with and establish long-term relationships. Citing 30-plus year relationships with the towns of Granby and Grand Lake and the Upper Big Sandy Water District, whose aquifers sit above the Denver Basin aquifers that serve Palmer Lake, he said there is a benefit to having a historical perspective. He is also a trained mediator and has been an adjunct professor on legal ethics, he said, providing ethics codes and codes of conduct to the PLBOT, which he said the board needed since it was dysfunctional.

Krob responded to the nine complaints including concerns about the budget; communication about the indictment of his son Matt; rubber stamp votes on traffic, water, and fiscal impact reports paid for by Buc-ee’s and on the United Congregational Church (UCC) disconnecting from the town; allowing open meetings violations at the Dec. 12, 2024 meeting; inserting language in the master plan to allow trustees to make exceptions; failure to advise about the improper appointment of Dennis Stern as mayor; and his advice about the interpretation of the initiated ordinance on a public vote on annexations.

Noting that Moseley had come up to him after a meeting and said that he appreciated that Krob always acted professionally, he said he could not return the compliment. He said that Moseley’s conduct, both off and on the board, created problems as an individual and even more so as a trustee. Noting that Moseley had asked him to be fired and saying that he could ask that Moseley resign, Krob instead asked that Moseley be a good trustee and use his energy positively. He closed by reading a document tendering his resignation, saying that representing the town had been an interesting adventure and that his goal had always been to pursue the best interest of the town as directed by the board. He offered to continue to provide legal advice until they replaced him during the transition.

Stern asked if the board had the option of refusing to accept Krob’s resignation. Krob said it did not.

Note: Krob’s statement regarding his resignation is on the town’s website here: https://tinyurl.com/3was2c85.

Moseley came off the dais to give a public comment expressing surprise at Krob’s resignation and reiterating some of his concerns. He said he didn’t think Krob was bad or evil but that he sometimes had given the board bad advice or missed the point, which resulted in turmoil the town does not need.

Integrity Matters lawsuit settled

Earlier in the meeting, before his resignation, Krob gave the board an update on the lawsuit that Integrity Matters (IM) had brought against the town. That lawsuit had been dismissed, Krob said, and following the dismissal, the Colorado Intergovernmental Risk Sharing Agency (CIRSA), which insures the town and was involved in trying the suit, sued IM to recover $32,000 in legal costs. Krob said IM had offered to waive its right to appeal the dismissal in return for CIRSA dropping its request to recover its legal costs for participating in the lawsuit.

Following a discussion by the board members and residents, Caves moved to refuse to settle, arguing the town had plenty of time to continue the suit. His motion failed. Harris then moved to accept IM’s offer to waive its right of appeal in return for CIRSA dropping its request to recover legal costs, with Beltran, Harris, Jurka and Moseley voting in favor and Boyett, Cave and Stern voting against.

Board fails to decide timing of annexation elections

Since the Palmer Lake voters approved an initiated ordinance requiring all annexations to be approved or denied in a special election, the board has struggled with the question of when the special election should be held, some arguing the voters should weigh in early in the annexation process and others arguing the vote should take place only after all the details of the annexation, including zoning, have been decided. At the Dec. 11 meeting, the board returned to this question.

Krob told the board he believed the election should be held after the eligibility hearing or after the details of the annexation agreement had been decided.

Stern said the board had been unable to decide this question and suggested the board seek a “declaratory judgment”—in effect asking a court to make the call. Krob agreed that was an option to decide the timing of the annexation election. Moseley said he was still opposed to having the election “in the middle of things.”

Resident Martha Brodzik argued the current laws require the election to be “the last step once the voters know what they are voting on.”

Following a lengthy discussion of this issue by board members, Palmer Lake residents, and other interested parties, Stern moved to direct Krob to put the question to a court for a declaratory judgment to decide what the annexation ordinance means. The motion passed, with Beltran, Boyett, Caves, Moseley, and Stern voting yes and Harris and Jurka voting no.

2025 budget amended, 2026 budget approved

Interim Town Administrator Glen Smith presented Resolution 70-2025, which amends the 2025 budget. Management Specialist Christi Birkeland said the only change is to the property tax line,

which needed to be reduced because the state is not providing funds to backfill property taxes as expected.

Moseley said the amended budget was missing $64,000, and that the water enterprise fund “is not appropriated money.” Birkeland said she was not prepared to address the question of the allegedly missing funds. Krob said using the term “appropriated funds” was not a problem.

The board passed the resolution with the stipulation that any mistakes would be corrected.

The board also passed Ordinance 07-2025, which adopts the 2026 budget and appropriates the required funds, and Resolution 71-2025, which certifies the town’s mill levies.

The board voted unanimously to approve Resolution 72-205, which changes the management of water funds to generate increased interest income. Excess funds from the current Water Checking Account at Community Banks of Colorado will be transferred to a Water Reserve Account and a Water Capital Reserve Account at COLOTRUST to earn more interest and meet target balances. The analysis of the changes included in the meeting packet anticipates an additional $17,128 in income expected from the changes.

Boyett resigns

On Dec. 12, the next day after the board meeting, Boyett resigned from the board, citing health concerns resulting from the stress of serving as a trustee.

Note: His resignation letter can be found on the town’s website here: https://tinyurl.com/2s4dxber.

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The next regular board meetings are scheduled for Jan. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Annexation elections continued
• Board leaves rules for annexation elections unchanged
• Fire department merger debated
• 2025 and 2026 budgets considered
• Two candidates for board vacancy
• Executive sessions
• Board interviews applicants for board vacancy; fails to decide

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held just one regular board meeting last month, on Nov. 13. It considered resolutions to set the dates for annexation elections for the Red Rocks Acres property and the Buc-ee’s property, deciding in both cases to take no action until its next meeting on Dec. 11. Two resolutions to set the title and ballot language for those annexations were also continued until December. The board debated a draft of an ordinance written by Town Attorney Scott Krob that would amend the town’s municipal code regarding annexation elections.

Andy Kovacs, chief of the Monument Fire District (MFD), gave a presentation about MFD and discussed how it and the Palmer Lake Fire Department (PLFD) might merge. A public hearing was held on amending the 2025 budget, and the proposed 2026 budget was reviewed. The board also discussed how to fill the vacancy on the board created by Amy Hutson’s resignation.

On Nov. 18, the board held a workshop to interview two applicants for the board vacancy: John Marble and Bill Bass. Following that workshop, a special session was held to appoint one of the two applicants to the board. During that special session, the board could not decide between Marble and Bass and decided to reopen the nomination process.

Annexation elections continued

Krob told the board that Resolution 65-2025 scheduled the annexation election for the Red Rocks Acres property for Feb. 3.

Trustee Beth Harris questioned the point of setting the annexation election date before the planned development plan (PDP) and other documents were complete. She argued that the annexation election should be held after the Planning Commission makes a recommendation and the PLBOT accepts the PDP, the annexation agreement, and the zoning. Then, she argued, the electors decide only on the annexation. Trustee Atis Jurka agreed it was premature to set the election date for the Red Rocks Acres property.

Trustee Roger Moseley objected to proceeding with the Red Rocks annexation, and Krob asked for a brief recess to confer with Moseley. Following the recess, Krob said he had confirmed that Moseley owns property adjacent to the Red Rocks Acres property and has a conflict of interest. Moseley should not participate in the Red Rocks discussion, Krob said.

Harris moved to continue the decision about the election date until the Planning Commission makes a recommendation about the annexation. Mayor Dennis Stern said having the annexation elections for the Red Rocks Acres property and the Buc-ee’s property on Feb. 3 would consolidate election costs.

Harris and Jurka voted in favor of the motion. Stern voted no and Moseley abstained. (Trustees Mike Boyett and Tim Caves were not present.) The motion passed, and no date was set for the Red Rocks Acres annexation. The board also voted to continue the resolution to set the title and ballot language for the annexation until the Dec. 11 board meeting. Harris, Jurka, and Stern voted yes; Moseley abstained. The motion passed.

The board dealt the same way with a pair of similar resolutions regarding the Buc-ee’s annexation, continuing the question of the date for the election and the wording for the ballot until its Dec. 11 board meeting.

Board leaves rules for annexation elections unchanged

Krob wrote a memo to the board outlining his recommendations for resolving four issues regarding annexation elections left unclear by the recently passed ballot initiative requiring all annexations to go before the voters. Krob’s memo addressed at what point in the annexation process the annexation election should be held, when it should be scheduled, who pays for the annexation election, and who writes the language that appears on the ballot.

Krob’s memo recommended that the annexation election take place late in the annexation process, after the board and the applicant have negotiated an annexation agreement, and the PLBOT has approved the zoning (including a recommendation by the Planning Commission) and the sketch plan. He recommended that the annexation election be scheduled 180 days from the date of the resolution setting the election, and that the applicant pay all costs and write the first draft of the ballot language. The board should reserve the right to revise the language proposed by the applicant, Krob said.

The memo included Krob’s conclusion that the applicant has the right to insist that an annexation election be held in all cases.

A draft of an ordinance based on these recommendations was included as an exhibit to the memo.

Moseley said the material Krob included in the packet was incomplete and confusing, and the board was not prepared to discuss the proposed ordinance. He argued it was clear that the annexation election was the final step in the annexation process, and there was no need for Krob’s ordinance to amend the town’s code. Jurka agreed the ballot initiative indicated the annexation election was to be “last voice” in the annexation process and said he found the proposed ordinance confusing.

Moseley argued the board was obligated to look at eligibility, “but after that we have no responsibility,” and that Krob’s recommendations forced the town to spend money when the board could make the decision on its own. Krob answered that would open the town to a lawsuit brought by a disappointed applicant for annexation.

Jurka disagreed with Krob’s recommendation that the applicant pay for the election, arguing that might look like the applicant has undue influence.

Moseley challenged Krob’s recommendation that the applicant write the ballot language while the board retains the right to revise it. He argued zoning decisions were quasi-judicial and the public cannot vote on them. Krob disagreed with Moseley’s conclusion and cited a court precedent making zoning decisions legislative. Krob said the precedent was being reviewed.

Moseley moved to reject the proposed ordinance and leave the town’s code unchanged. The motion passed with only Stern voting no.

Fire department merger debated

Interim Town Administrator Glen Smith introduced the topic of the two fire districts merging, saying the town needed a sustainable option. Smith said a workshop on the potential merger had been held on Nov. 10.

Kovacs said fire departments were extensions of the community, and Palmer Lake traditions such as the lighting of the Palmer Lake Star and the Chili Supper would continue if the departments merged. He pointed out that MFD is not affiliated with the Town of Monument; MFD serves an area much larger than the town. MFD has a staff of 80, Kovacs said, with 23 firefighters on duty at all times, covering an area of 62 square miles from five fire stations. It handles around 4,000 calls per year.

MFD has three ambulances and is purchasing a new SnowCat, Kovacs said.

Kovacs mentioned these benefits to Palmer Lake if the departments merged:

• Lower cost of homeowner’s insurance due to MFD’s lower ISO rating.
• Better fire mitigation.
• Economies of scale achieved by reducing duplication of effort.
• Improved access to ambulances with Advanced Life Support systems.

Kovacs mentioned the possibility of building a new fire station in Palmer Lake, saying that would need some analysis

Jurka asked Kovacs if MFD deployed to fires in other areas. Kovacs said yes, adding that deployments do not reduce the number of firefighters on duty, so there is no reduction in service when staff is deployed.

Harris said many had complaints about the Mount Herman burn. Kovacs pointed out that the U.S. Forest Service took the lead on that project, adding the forest was healthier today than before the burn. Harris also asked how calls from the east side of the railroad tracks would be handled. Kovacs said MFD has a station on the east side of I-25 that could provide service when there was a delay due to a train.

In response to a question from Harris about costs, Kovacs said MFD was currently collecting 18.4 mills to fund its operations. Palmer Lake residents currently pay 10 mills to fund PLFD. Kovacs said a stepped approach to get from 10 to 18.4 mills might be possible. Moseley said Palmer Lake residents pay 10 mills for the Fire Department, but more Fire Department funding comes from the General Fund.

In terms of staffing, Kovacs said MFD does not currently have volunteer firefighters as PLFD does. PLFD’s volunteers could go into the mitigation program should the departments merge.

Stern pointed out that the current situation is not sustainable, and the problem of servicing calls from east of the railroad tracks already exists. He said a mill levy increase would be needed from Palmer Lake residents even if the departments remain separate.

Resident Rich Kuehster, who has served as Palmer Lake fire chief and as a trustee, and has always advocated for the PLFD, said Palmer Lake’s volunteer firefighters did not join the department to run a chipper. He asked Kovacs about MFD’s debt. Kovacs said MFD’s only debt is for the construction of a new fire station, and the MFD budget is posted on the district’s website. Kuehster ended his remarks by pointing out that the current PLFD firefighters know the town and that knowledge will be lost. “We will lose the glue that holds the town together,” he said.

Kovacs commented on the merger between MFD and the Donald Wescott Fire Protection District (DWFPD), which served the Gleneagle community. He said Gleneagle likes the service they get from the merged department. Mark Gunderman, the president of the MFD board, said he had been the president of the DWFPD board before that district merged with MFD. He felt the challenges with the proposed merger with PLFD presented the same challenges. He said DWFPD residents were paying 21.9 mills before the merger.

Resident DéNaje Ferguson asked what would happen to the 10 mills Palmer Lake residents currently pay should the merger proceed. Stern said in addition to the 10 mills another $800,000 was coming out of the General Fund to support PLFD. The 10 mills would not go back to the General Fund, according to Stern.

Much later in the meeting, Stern said he had been remiss in not discussing direction to the staff regarding the possibility of merging the departments. Town Clerk Erica Romero said her understanding was to continue to explore the possibility. Moseley asked Romero to investigate MFD’s position on the best location for a new fire station.

Palmer Lake Fire Chief JohnVincent said he had received 200 questions about the proposed merger. He pointed out that MFD had done district-to-district mergers, but not a municipality-to-district merger. He said he would discuss the issue with Kovacs and report to the board by April. Stern said that without a commitment from MFD to provide a new fire station, he would not support the merger.

2025 and 2026 budgets considered

Stern opened a public hearing on the 2025 budget. Smith explained the amendments to the 2025 budget came out of budget workshops the board held earlier in the month. In a memo included in the board packet, Smith noted:

• Some design and all construction costs for Spruce Mountain Road were moved to the 2026 budget.
• Design costs for the Highway 105 sidewalk project were moved to the 2026 budget.
• Fire deployments revenues and expenditures were higher than expected.
• Development cost land use reimbursements were originally unbudgeted.
• Wood chipper costs were added because a grant was denied.
• The fund balance total was amended.

Moseley said he would only approve the amended budget on the condition that the staff commit to tracking how the town reimburses contractors such as GMS Engineering Inc. by the end of the year. Romero said reimbursements were being tracked.

The public hearing was closed without a vote being taken on the amended budget.

During the public hearing on the 2026 budget, Smith said the board had until the December meeting to ask questions.

Resident Jane Garrabrant said only $275,000 was taken from the General Fund to subsidize the Fire Department, not $800,000 as was stated earlier in the meeting.

Smith said he would provide a memo regarding the 2026 budget to the board before its December meeting.

The meeting proceeded without the budget hearing being formally closed.

Two candidates for board vacancy

At the Nov. 13 meeting, Romero told the board two applications to fill the vacant seat on the board had been received. The board asked Romero to find a date when the candidates could be interviewed and a vote taken to appoint Hutson’s successor.

A workshop and a special session were scheduled for Nov. 18.

Executive sessions

The Nov. 13 board meeting was preceded by an executive session for the purpose of discussing personnel matters related to the recruitment process and qualifications for the position of town administrator, and to meet with the recruitment firm Strategic Government Resources (SGR) assisting the town in that process. It was followed by a second executive session to develop negotiating strategies regarding Lakeview Heights. No action was taken following the executive sessions.

Board interviews applicants for board vacancy; fails to decide

The board interviewed John Marble and Bill Bass to fill its vacant seat. Both candidates could make an opening statement and then were asked the same set of questions:

• What are the important issues the board must address?
• What is their experience?
• How would they decide an issue if the information was incomplete?
• How would they handle disagreements between board members?
• Had they read the town’s master plan?
• Why had they applied?
• What would they do if they were accused of collusion?
• How would they balance corporate development and the master plan?
• How would they ensure town residents are heard?
• How would they make budget decisions?
• What is their understanding of Colorado’s sunshine laws?
• How would they handle ex parte communications and accusations on social media?
• How would they get up to speed and collaborate with staff?

Marble chose not to make an opening statement. He emphasized his desire to bring new perspectives and a youthful point of view to the board in his answers. He listed infighting, road maintenance, and supporting small businesses as the most important issues before the board. He said he was working on a degree in political science and writing a dissertation on Colorado’s sunshine laws.

In Bass’s opening statement, he pointed to his previous term as mayor starting in 2022. He said the town has been through a lot, has suffered, and is divided. The Buc-ee’s annexation has brought national attention to the town, he said, and he wants that to change. He said he worked hard to make citizens feel welcome and heard when he was mayor.

In his answers, Bass frequently drew on his experiences as mayor. He said healing the divisiveness would be a priority in the first year, and lack of revenue was a crucial issue.

In his concluding statement, Bass said he loved the town, had its best interests in mind and would love to serve.

Following the work session, the board held a special meeting to appoint one of the two candidates to the vacant seat.

Harris nominated Marble. The nomination failed with a tie vote, with Harris, Jurka, and Moseley voting yeas and Boyett, Caves, and Stern voting no.

Stern then nominated Bass. That nomination also failed with a tie vote, this time with Boyett, Caves, and Stern voting yes and Harris, Jurka, and Moseley voting no.

After the two failed nominations, Moseley asked for a five-minute recess to confer privately with Stern. This request was decried by some present as not transparent. When Moseley and Stern returned, Moseley said he hoped an appointment could be made before the deadline when an expensive special election would be required, but he could not reach a decision tonight because of his history with Bass. Moseley said he had made a request of Bass when Bass was mayor that had been ignored. He said he did not want this issue to “hang over the town,” and wished there were more candidates to consider.

Bass responded that he remembered Moseley’s request and had made Moseley’s concerns known to town staff at the time. Bass said he could not act unilaterally on Moseley’s request.

Moseley insisted on one more special meeting on the vacancy.

After more discussion by the board and comments from the public, the board voted to reopen the application process until Dec. 1, with Harris and Stern voting no and Boyett, Caves, Jurka, and Moseley voting yes.

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The next regular meeting is scheduled for Dec 11. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Buc-ee’s annexation election approved
• Trustee Hutson resigns, vacancy process set
• Litigation update
• Staff reports
• Board actions
• Public comments
• Monument Crossing annexation considered
• Board fires auditor
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held a special meeting on Oct. 2 and two regular meetings on Oct. 9 and 23. At the special meeting, the board discussed the Buc-ee’s annexation and election. At the Oct. 9 meeting, the board accepted the resignation of Mayor Pro-Tem Amy Hutson and discussed the vacancy replacement process. At its Oct. 23 meeting, the board opened the applications for the vacant trustee appointment.

Town Attorney Scott Krob provided updates on litigation against the town, and the board set an annexation hearing for the Monument Crossing property near Red Rocks Ranch Road and fired its auditor.

Buc-ee’s annexation election approved

At its Oct. 2 special meeting, the PLBOT was to hold a public hearing on the Buc-ee’s annexation to consider the petition for annexation, a plan to zone the property as Planned Development (PD), and a sketch plan. A large audience attended and vocally expressed their disapproval of the proceedings.

The agenda noted that the applicant submitted a written request to hold an annexation election and continue the public hearing to a date certain. Krob, noting that the recently passed ordinance used the vague language of the initiative that voters passed in the Sept. 9 special election, said that the applicant was within their rights to request the election and the board should follow the will of the voters. At the Sept. 25 board meeting, Krob had said the election could take place at any point in the process. Krob said the board’s election consultant said the election could take place within 120 days and that, given their reimbursement agreement with the applicant, Buc-ee’s would pay for the cost of the election.

After much discussion from the board and numerous points of order and points of information, primarily raised by Integrity Matters attorney Kat Gayle, the board voted 3 to 4 to grant the request for an election and continue the public hearing until Feb. 5. Trustees Beth Harris, Atis Jurka, and Roger Moseley voted no, with Mike Boyett, Tim Caves, Hutson, and Mayor Dennis Stern voting yes.

Had the board voted on the questions in the original public hearing, a two-thirds vote would have been required, Krob confirmed ahead of the meeting, because the rezoning had been protested by more than 20% of the owners of adjacent property as required by Section 17.14.010 (7) of the town’s municipal code.

The special meeting ended abruptly with no opportunity for additional public comment. Attendees expressed their dissatisfaction both at Town Hall and, later, on social media.

At the Oct. 9 meeting, Krob suggested avoiding Tuesday, Jan. 20 for the annexation election as it would be the day after the Martin Luther King holiday which would impact both logistics and turnout. He suggested moving the election to Tuesday, Feb. 3, and moving the annexation hearing to Feb. 19. The board unanimously voted to continue discussion of the annexation and election hearing dates to its Oct. 23 meeting.

At its Oct. 23 meeting, the board voted to move the annexation election to Feb. 19.

Trustee Hutson resigns, vacancy process set

After the special meeting, Hutson submitted a letter of resignation on Oct. 3 to the town. She noted that she had volunteered for five years as a planning commissioner and then as a trustee, helping to rewrite the land use code and advocating for a code compliance officer and a proper plan for the Elephant Rock Committee. She said she had been defamed, accused of wrongdoing and sued, noting that the suit had been dismissed. She went on to say she could no longer carry out her duties and officially resigned. She said that if the board had voted on Buc-ee’s, she was going to vote “No.”

At its Oct. 9 meeting, the PLBOT officially accepted Hutson’s resignation, which started a 60-day clock to appoint her replacement. The board failed to appoint Caves as her replacement as mayor pro tem on a tied vote.

The board then failed to pass a motion to choose from the three recent applicants, Michael Beeson, Alex Farr, and John Marble. They also failed to pass a motion to open a 30-day general application and interview process.

Recalled Trustee Kevin Dreher said he had concerns about whether the board could agree on any of the previous applicants, saying it should open the process. A motion by Jurka to hold a special election for the replacement trustee failed to be seconded. Finally, the board voted unanimously to continue the item to the next meeting to gather more information.

At the Oct. 23 meeting, Stern said Beeson and Marble could not control their emotions and moved to open the trustee vacancy process to new applicants, allowing a two-week window for anyone interested to apply. In a tied vote, Harris, Jurka and Moseley voted no and Boyett, Caves and Stern voted yes; the motion failed. Stern said he was disappointed that the board remained divided.

Stern decided to take comments from the public on the question, which soon took a contentious turn.

Dreher recommended the board take new applications and then decide, arguing the recall elections cost the town $30,000 while taking new applications and appointing someone to the vacant seat would cost nothing. He told the board: “It’s your job to figure it out … that’s why you were voted up there, all of you.”

Martha Brodzik said she partially agreed with Dreher, and the emphasis should be on people who can work together.

Kathy Keeley asked why Farr, who had applied for a seat on the board previously, was not being considered. Stern said he had spoken to Farr who told him he was no longer interested.

Stern said anyone was welcome to apply for the seat, but it was disingenuous to consider only the prior applicants, and Beeson agreed that new applicants should be considered.

Business owner Trina Shook said neighbors of Glant Havenar, who was forced to resign as mayor when disparaging and offensive remarks she made about town residents were revealed in a lawsuit, were scared, petrified, and intimidated.

Hutson denied she had ever intimidated anyone and said she resented Shook’s remark. Later in the meeting, Hutson lost her temper and was escorted out.

Interim Town Administrator and Police Chief Glenn Smith asked the board to consider the large amount of extra work elections create for the town staff. Stern said he did not want to have an election to fill the vacant seat on the board and moved to take applications for two weeks and then schedule interviews. This time, his motion passed with only Harris and Jurka voting no.

Litigation update

Krob updated the board on two lawsuits filed against the town: one by Integrity Matters, a watchdog group in Colorado Springs, and the other by now Trustee Moseley and Brodzik.

In the Integrity Matters lawsuit, the court entered an order dismissing the case as the plaintiffs did not have standing to challenge the town. Krob said that the Colorado Intergovernmental Risk Sharing Agency (CIRSA), the town’s insurer, intended to seek $35,000 in attorney fees. Integrity Matters is continuing to pursue the lawsuit, Krob said.

The court also dismissed the suit filed by Moseley and Brodzik, Krob said, based on the Colorado Governmental Immunity Act (CGIA). Moseley and Brodzik are appealing that decision, he said.

Staff reports

Charles “Chas” Roubidoux from the town’s Water Department reported on water production and tank repairs. Roubidoux, who serves as both operator responsible in charge (ORC) and assistant superintendent, will replace Steve Orcutt when he retires as superintendent.

Smith said he was focused on the budget. Jurk noted that Monument was looking into license-plate readers and that he had asked about sharing alerts. Smith said he was familiar with the technology and could bring it to budget discussions, noting that the town could be covered by three cameras.

Town Clerk Erica Romero noted that star maintenance would be completed by Oct. 18, and the Star Lighting event is scheduled for Nov. 29.

Board actions

The board took the following actions:

• Approved request to purchase a used police vehicle for up to $19,000.
• Agreed to decouple the Planned Development (PD) decision to allow the EcoSpa parcel to proceed separately, with staff coordinating the next steps.
• Received the proposed draft 2026 budget and set the budget hearing for Nov. 13 to include amending the current budget as needed.

Public comments

At its Oct. 9 meeting, the board heard comments from several attendees. Jurka and Kellie Curry urged accountability for public officials, citing the code of conduct, and requested that Planning Commission Chair Charlie Ihlenfeld and Trustee Caves step down. Resident Matt Stephen asked that the town keep the restrooms by the pickleball courts open during the winter; Smith said he would look into it.

Monument Crossing annexation considered

At the Oct. 23 meeting, the board took up Resolution 63-2025, which initiates annexation proceedings for a property at the south corner of the intersection of Highway 105 and Red Rock Ranch Drive. The resolution also sets a date for a hearing to determine eligibility for annexation. The property is owned by Jim Byers.

Krob told the board that the town has received the annexation petition, and a hearing to determine eligibility must be set within 60 to 90 days. Moseley said the board did not have to hold an eligibility hearing. Krob said state law requires an eligibility hearing to be held, but after that, the board has discretion.

Moseley questioned invoices that GMS Inc., the town’s consulting engineers, had submitted to the town regarding the Monument Crossing property, saying an applicant should not be assigning work to GMS. Hutson told the board that the annexation request was reviewed by the town’s Development Review Team, and the applicant would reimburse the town for work done by GMS. Smith added that town staff directed GMS, not the applicant.

The board voted unanimously to approve the resolution and to set an eligibility hearing for Dec. 11.

Board fires auditor

Smith told the board that the town’s recently hired auditing firm, P. Andrew Hall LLC, headquartered in Corpus Christi, Texas, had not met its deadline for auditing the town’s 2024 finances, and he advised the board to sever its contract with the company. Smith said the state of Colorado was being accommodating regarding the overdue audit, but funds due to the town might be held by El Paso County until the required audit is complete. Smith said the auditing company was not responding to him.

Krob pointed out that the town has not made any payment to the auditor and he supported Smith’s decision to sever the contract.

The board voted unanimously to terminate P. Hall and to engage another auditor. Smith cautioned that the need to expedite the audit could make it more expensive.

Executive session

The Oct. 23 board meeting was preceded by an executive session to discuss personnel matters related to the recruitment process and qualifications for the position of town administrator, and to meet with the recruitment firm (SGR) assisting the town in that process.

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The next regular meeting is scheduled for Nov. 13; there are no plans for a second meeting in November due to Thanksgiving. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Harris and Moseley sworn in
• Annexation ordinance adopted
• Planning Commission vacancy filled
• Pending litigation
• Staff reports
• Public Comments
• Creek Week cleanup
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) canceled its first regular board meeting of the month, scheduled for Sept. 11. At its Sept. 25 meeting, Beth Harris and Roger Mosley took seats on the board. Mayor Pro Tem Amy Hutson ran the meeting in place of Mayor Dennis Stern, who did not attend. The newly constituted board adopted an ordinance that requires annexations to be approved by a vote of the people and filled a vacancy on the Planning Commission. The board heard an update from Town Attorney Scott Krob regarding pending litigation against the town and staff reports from Town Clerk Erica Romero and Interim Town Administrator Glen Smith.

During the public comment period, resident Gary Atkins and County Commissioner Bill Wysong, among others, commented on the contentious special election held Sept. 9. The board heard a presentation on the Fountain Creek Watershed District’s (FCWD) Creek Week Cleanup. The meeting ended with an executive session.

Harris and Moseley sworn in

The Sept. 25 meeting opened with Town Clerk Erica Romero administering the oath of office to Beth Harris and Roger Moseley. Harris and Moseley were elected to replace Trustees Shana Ball and Kevin Dreher who were recalled on Sept. 9. As Harris and Moseley took their seats on the board, the audience gave them a prolonged round of applause.

Annexation ordinance adopted

In the special election that replaced Ball and Dreher with Harris and Moseley, the voters also approved a ballot initiative requiring all future annexations to be approved by the voters. At the Sept. 25 meeting, the newly constituted board adopted Ordinance 05-2025, the final step in making it law.

Krob told the board that Exhibit A, which accompanies the ordinance in the board packet, shows the complete text of the town’s code governing the annexation of land. The language added by the initiative is underlined. He directed the board’s attention to Section 8 of the exhibit: Requirement for Voter Approval. That section requires a special election to approve any annexation but does not specify when that election should take place, Krob said. That election could be held at the beginning of the annexation process, but Krob recommended it occur after eligibility had been determined, because only then would the electorate know exactly what it was voting on.

Hutson suggested the question of timing be decided at the next board meeting, since it was not on the agenda for the Sept. 25 meeting.

Harris asked Krob if he had made any changes to the language from the initiative when he incorporated it into the town’s code. Krob said he had made one change: the date of Oct. 30, 2025 was used instead of the phrase “one year before” to make it clearer exactly what period the ordinance would cover. Krob said the date of Oct. 30 was chosen to allow 30 days of notice.

The board voted unanimously in favor of the ordinance.

Planning Commission vacancy filled

Hutson told the board that the Planning Commission had recommended Rich Kuehster for its vacant seat at its Sept. 17 meeting

Kuehster said he had lived in Palmer Lake for 49 years, came from a family that values public service, had served as the town’s fire chief and had also served two terms on the board, leaving it in 2017. Harris asked why he was interested in serving on the Planning Commission, and Kuehster said he was prepared to interpret the town’s master plan and municipal codes and make good decisions about land use. The board voted unanimously to appoint Kuehster to the open Planning Commission seat.

Pending litigation

Krob told the board there were two pending lawsuits against the town: one filed by Integrity Matters, a watchdog group in Colorado Springs, and the other by Moseley and Martha Brodzik.

In the Integrity Matters lawsuit, a motion to dismiss has been filed by the Colorado Intergovernmental Risk Sharing Agency (CIRSA), the organization that insures the town. That suit is waiting on a decision from the judge, Krob said.

A motion to dismiss has also been filed in the lawsuit brought by Moseley and Brodzik, Krob said. That suit has been fully briefed and is waiting for a decision from the judge.

Krob told the board that Buc-ee’s is still moving forward with its annexation request, which will be voted on by the board at its meeting on Oct. 2. The Chinn annexation request has been placed on hold by Todd Messenger, the United Congregational Church’s lawyer.

Staff reports

Romero said the special recall election had been successfully conducted following hard work by the town staff. It was a smooth and transparent process. Romero thanked county Clerk and Recorder Steve Schleiker and his Election Manager, Angie Leath, for their partnership and guidance.

Smith thanked the staff for a transparent, fair election and noted the great turnout. He said he was disappointed that County Commissioner Bill Wysong posted negatively about the election.

Moseley asked Smith about the status of an audit of the town’s finances, which is overdue. Smith said an extension had been requested, but the audit would not be complete by Sept. 30. Smith said he expected the audit to be complete by mid-October, adding that when the outstanding audit was complete, he would publish a Request for Proposal seeking a new auditor.

Public Comments

Atkins told the board he was a 50-year-resident of the town and had served on the Planning Commission and on the Sanitation District board. He asked the board to cut the town’s financial losses regarding the annexation request from Buc-ee’s. He pointed out that Mayor Glant Havenar had been forced to resign, two board members had been recalled and replaced, and another board member had avoided recall by being appointed as mayor. These things proved the town did not want the proposed Buc-ee’s travel center, Atkins argued, and he asked trustees and the mayor to resign if they could not support the town’s decision. His comments were met with applause.

Wysong congratulated the two new board members and said that before the election, he said elected officials are required to vote and work for their constituents. He noted that Smith objected to those remarks but said an overwhelming number of people asked for his support. He said he had asked the office of the county Clerk and Recorder to help the town with the election and was pleased with the accountability and transparency.

Creek Week cleanup

Mary Wilson, FCWD’s outreach coordinator, gave the board an overview of the organization and the watershed. FCWD’s mission is to be good stewards of the watershed and to protect, restore, and sustain it. FCWD was established by the state in 2009, she said, and had completed 22 restoration projects with more on the way. Its funding comes from Colorado Springs Utilities.

The watershed is 92 square miles, Wilson said, crossing two counties and containing eight municipalities, with Palmer Lake at its northern boundary, Pueblo at its southern boundary and including Green Mountain Falls and Pikes Peak. It is the second most studied watershed in America, and one of the most erratic, she said. Fountain Creek was once ephemeral, that is, flowing intermittently, but now flows continuously due to the amount of building that has happened. Erosion is an ongoing problem, as the elevation changes from 14,115 feet to 4,695 feet over 71 miles.

Following Wilson’s remarks, Hutson read a proclamation recognizing Creek Week 2025, which declared Sept. 27 through Oct. 5 as “Creek Week.”

On Sept. 27, a group of volunteers met at Glen Park to remove brush from the banks of Monument Creek. See the snapshot section on page < 21 >.

Executive session

The meeting ended with an executive session to receive legal advice on a possible amendment of a sale agreement between the town and Twenty 1 Five LLC.

Following the executive session, the board took two actions: It approved an amendment to extend the sale agreement and voted to approve Ordinance 06-2025 to vacate portions of the Estabrook Street right of way.

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A special board meeting is scheduled for Oct. 2. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Final candidate interview
• Boyett appointed and sworn in
• Public hearing on land use code
• Real estate agent to develop Elephant Rock property
• Public comments
• Executive session
• Public hearing on annexation rescheduled
• Recall election update
• Public comments

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) met three times in August. At a workshop on Aug. 6, the board interviewed the final candidate for a seat on the board that was made vacant when Dennis Stern was appointed mayor. At the special meeting following the workshop, the board voted to fill the vacancy.

At the first regular meeting on Aug. 14, the board held a public hearing on an ordinance to update the sections of its municipal code that deal with zoning and land use. At the same meeting, the board heard a presentation regarding ways to develop the lodge at the Elephant Rock property and public comments. The meeting ended with an executive session.

At the second regular meeting on Aug. 28, the board scheduled a public hearing on the Buc-ee’s annexation, but that hearing was continued to Oct. 2 because the Planning Commission had not completed its review of the zoning issues brought up by the proposed annexation. See the Planning Commission article above. The board heard reports from town staff, board members, and public comments. The meeting included an executive session.

Final candidate interview

At previous meetings, the board interviewed Mike Boyett, Alex Farr, Beth Harris, and John Marble for the vacant seat on PLBOT. Mike Beeson, who currently serves on the Palmer Lake Planning Commission, was the last to be interviewed for the seat.

In his opening statement at the workshop, Beeson said he had lived in Colorado off and on since 1963. He served in several roles in the Air Force, including cryptologist and squadron commander. He earned an undergraduate degree in business, a master’s degree in public administration and a second master’s degree in national security. After retiring from the Air Force, he served as the chief of Human Resources at the Air Force Academy. He emphasized his leadership, budgeting, and management skills.

Trustees Shana Ball, Tim Caves, Kevin Dreher, Amy Hutson, and Atis Jurka asked Beeson the same questions they had previously asked the other candidates, including how Beeson would balance the town’s master plan against smart development; how he would attract business to the town; how the board, the town staff, and residents should work together; and how he would keep his emotions in check in tense situations.

Beeson referred frequently to his military background in his answers, said he would stay true to the town’s master plan, and said he would let his moral compass guide him and would make decisions based on fact. He stressed the importance of fire mitigation, said he would pursue the town’s initiative to add sidewalks, and would support arts and culture as foundations for the town’s economic development.

When Mayor Dennis Stern questioned Beeson, he asked a question that he had not asked of the previous candidates: He asked Beeson if he had signed all three recall petitions and the ballot initiative requiring annexations to be put to a vote instead of being decided only by the PLBOT. Beeson answered that he had signed one of the recall petitions and the ballot initiative. Beeson asked Stern if those signatures were disqualifying. Stern answered that he believed Beeson had already decided about the annexation of land for a Buc-ee’s travel center. Beeson said he had not decided because he had not seen the final presentation from the developer. Beeson offered to say which trustee he believed should be recalled, but Stern said Beeson had already answered his question.

After Beeson’s interview, Stern ended the workshop and, after a 10-minute break, opened the special session.

Boyett appointed and sworn in

After opening the special session, Stern said he had asked some but not all the other candidates if they had signed the recall petitions. He said he wanted to understand if the candidates had open minds about questions before the board. He said he “won’t be able to take any of those answers into consideration.” There were no public comments about the interview.

Stern asked the board for nominations to fill the vacant seat. Jurka nominated Beeson, and Hutson seconded the nomination. Dreher, Hutson, and Jurka voted for Beeson. Ball, Caves, and Stern voted no. The tie vote meant the nomination failed. Dreher nominated Boyett. Ball, Caves, Dreher, and Stern voted to appoint Boyett; Hutson and Jurka voted no, and the nomination passed.

Following that vote, the board voted unanimously in favor of Resolution 50-2025, which appoints Boyett to the vacant seat for the remainder of a term ending in 2026. Town Clerk Erica Romero administered the oath of office to Boyett.

Public hearing on land use code

At the Aug. 14 meeting, Stern opened a public hearing to discuss Ordinance 04-2025, which replaces the existing zoning and land use portions of the town’s municipal code with an updated version that the town contracted with Community Matters Institute (CMI) to draft. The work to update the code began in 2023 and was funded with a $15,000 grant. The grant requires the money to be returned by the town if the updated code is not approved by August 2025.

The debate focused on Article 17-1-80, which addresses the relationship of the land use code to the community master plan. The master plan has been discussed by the community recently as it relates to the town’s possible annexation of land for a Buc-ee’s travel center. Article 17-1-80 (b) of the updated code states: “Where a development proposal would be in substantial conflict with the Community Master Plan or other plan, an amendment to the Community Master Plan or other plan shall be required prior to any zoning or subdivision approvals, unless the Board of Trustees adopts a resolution making specific finding that such an amendment is not required.”

Jurka asked for clarification of “substantial conflict.” Because the Planning Commission worked with CMI to update the code, Stern asked Charlie Ihlenfeld, the chair of that commission, to comment. Ihlenfeld said he did not recall the Planning Commission discussing that portion of the code. Town Attorney Scot Krob said “substantial conflict” was difficult to assess numerically, and it would be up to the board to define it in a specific case.

Resident Beth Harris, who is running for a seat on the board in the election to be held on Sept. 9, urged the board not to adopt the language regarding the master plan, arguing that it “reinforces disregard” for the master plan and “throws the people’s will into the garbage” by requiring only a resolution by the board to circumvent it.

Harris said, “Moves like this buried deep in the packet make people distrust the board.” When Harris turned to address the audience instead of the board, Stern told her not to use the public hearing for campaigning and said she could use the public comment time to make further remarks on any topic she wished to address.

Resident Matt Beverly pointed out that the language in subsection (b) was not in the previous version of the code.

Resident Roger Moseley, like Harris a candidate for a seat on the board, argued that the town has not been well-served by CMI, calling the updated code a “worthless cut and paste job,” and objected to the changes to the caretaker house provisions, which he said abridged his property rights.

Caves asked Krob if it was possible to remove the language regarding the master plan and then approve the remainder of the amended code. Krob said it was possible, that doing so that evening would avoid the requirement for the town to return the grant money, and there was no time to return the code to the Planning Commission for additional editing. He went on to say the language regarding the master plan was inserted to address “unusual circumstances” and to give the board more flexibility. Harris said minutes from the Planning Commission indicated Krob had inserted the problematic language.

Following the discussion, Stern asked for a motion, and Hutson moved to adopt the amended code with Article 17-1-80 (b) removed. The board voted unanimously in favor of Hutson’s motion.

Real estate agent to develop Elephant Rock property

At the Aug. 14 meeting, the board heard a presentation about how the lodge at the Elephant Rock property might be developed by Greg Kaufman, a real estate agent and part owner of KCRE Advisors.

Caves introduced Kaufman and said the board’s goal was not to sell the lodge for the highest price but to find the right business that will generate tax revenue for the town in the long term. Kaufman said he was looking for a business that would generate $100,000 in tax revenue annually and would not sit on the property but would develop it immediately. He said he thought the lodge could provide revenue plus something the town does not already have, or at least “does not hate,” perhaps a wine-related business other than a vineyard.

Kaufman said he had been involved in many restaurant and brewery projects. He cited Monument Marketplace, Home Depot, Kohl’s, and Top Golf as businesses he had worked with. He said he can “create excitement and buzz.”

Hutson said the board required the business to be open before the land could be sold. Kaufman said that was not typical, but he liked a challenge. He said that he could not promise he could find the right business for Palmer Lake.

In response to a question from Jurka, Kaufman said the focus would be on the lodge, and the other two buildings would likely be torn down to provide parking space.

Stern asked Krob if he had reviewed the proposed contract with Kaufman. Krob said the contract could be approved that evening, subject to his later review. Cave said he wanted to move forward, and Hutson moved to approve the contract with Kaufman subject to Krob’s approval. The board voted unanimously in favor of Hutson’s motion.

Public comments

Three opponents of the Buc-ee’s travel center spoke against it during the public comment period.

Resident Martha Brodzik said she had submitted four Colorado Open Records Act requests and had never received the responses required by law. She said the annexation statement that the town released on July 25 was not a complete annexation agreement and was missing details such as who has priority when water restrictions are in place, the tiered water usage rate that Buc-ee’s would be charged for usage over 100,000 gallons per month, the tap fee for a 12-inch water tap, and who will pay various annexation expenses. She asked that the town respond to her requests for records.

Moseley said approving the Buc-ee’s annexation presented an ethical problem because the town would be forcing on surrounding communities a development it would never accept within its own boundaries.

Sean Sawyer, of Tri-Lakes Preservation, said he liked the decision to remove the language allowing the board to circumvent the master plan from its land use code and asked if the town was ready for the problems the travel center would bring it.

Executive session

The Aug. 14 meeting ended with an executive session to receive legal advice on three matters: a possible amendment of a sale agreement between the town and Twenty 1 Five, LLC; the proposed Buc-ee’s annexation and a possible draft annexation agreement; and the pending litigation between the town and Integrity Matters.

Public hearing on annexation rescheduled

At the Aug. 28 meeting, Stern noted that the Planning Commission at its last meeting had postponed its recommendation on the proposed Buc-ee’s annexation until Sep. 3 and said the board should wait to hold its hearing and vote until the Planning Commission had completed its work. Stern said a zoning change required a minimum of five trustees to vote in favor, and he wanted all trustees to be present for that vote. The first date all trustees were available was Oct. 2, and he proposed the matter be held over until that date. The board voted unanimously to make its final decision on the annexation on Oct. 2.

Following that vote, Krob addressed a second annexation petition that was announced at the Planning Commission meeting, which he referred to as the Chinn annexation. The Chinn annexation, he said, could impede Palmer Lake’s ability to move forward with its annexation. He told the board he had concluded that the Chinn annexation fails to meet legal requirements because it was not filed 10 days before Palmer Lake’s board meeting on Aug. 28 and did not involve the same territory as the Buc-ee’s annexation.

Recall election update

In her staff report, Town Clerk Erica Romero gave the board an update on the election to be held on Sept. 9, which will decide the recalls of Ball and Dreher and the ballot initiative requiring annexations to go before the voters. Romero said:

• Ballots were emailed on Aug. 18 and can be returned by mail or in a ballot box at the Town Hall.
• All ballots must be received by end of day on Sept. 9. Ballots postmarked on Sept. 9 but not received by that date will not be counted.
• Replacement ballots are available at Town Hall.
• There will be no in-person voting, and BallotTrax is not available to provide ballot status.
• Six election judges have been chosen based on election judge experience and computer skills.
• Each candidate and issue committee can appoint one election watcher to oversee the election.
• Preliminary results will be posted as soon as possible on the town’s web page.

Information about the election is at www.townofpalmerlake.com/administration/page/elections.

Public comments

When El Paso County Commissioner Bill Wysong rose to speak, Stern asked if he was speaking as a commissioner, a private citizen, or in some other capacity. Wysong said his comments were “generic.” He reminded the board that their job was to represent the people, and it would not meet again before the recall election. He said he hoped the election would go well and everyone would be respectful of the outcome.

**********

The next regular board meetings are scheduled for Sept. 11 and 25. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Candidate interviews
• Recalls acknowledged and election date set
• Annexations to go before voters
• Coordinated election with county not legal
• Board gets assistance with Elephant Rock development
• New Town Administrator sought
• Local Licensing Authority decisions
• Details of annexation agreement with Buc-ee’s

By James Howald and Jackie Burhans

At workshops in June and July, the Palmer Lake Board of Trustees (PLBOT) interviewed candidates for a vacant seat on the board. The board debated how to proceed with the recalls of Trustees Shana Ball and Kevin Dreher and with the petition to require annexations to be approved by the voters. Having decided to hold an election to settle the recalls and the question of annexations, the board grappled with the details of how that election would be held. The board continued its work on a plan to develop the Elephant Rock property.

Town Administrator Dawn Collins announced her resignation at a previous meeting and said July 17 would be her last day with the town, setting in motion an effort to recruit her replacement. The board met in its capacity as Local Licensing Authority to consider two “modification of premise” requests from cannabis businesses and a request for a new liquor license.

Finally, late in the evening of Friday, July 25, the board released details of the annexation agreement it has negotiated with Buc-ee’s. Publication of the agreement does not complete the annexation process—the board will still need to vote on whether to approve the agreement. That vote has not been scheduled.

Candidate interviews

On June 30, the board interviewed John Marble and Alex Farr for the vacant board seat created when Dennis Stern resigned and was appointed mayor. The appointee will serve the remainder of Stern’s term, which ends in 2026.

Marble said he was a political science major at the Metropolitan State University of Denver; Farr discussed his experience as a firefighter.

Marble’s and Farr’s interviews are posted on the town’s webpage here: https://www.youtube.com/live/1-usV9Ci2h0.

On July 10, the board interviewed Mike Boyett and Beth Harris. Boyett said he had 46 years of experience working for water utilities and was currently a member of the Palmer Lake Sanitation District board. Harris emphasized her decades of experience in the financial industry.

Boyett’s and Harris’s interviews are posted on the town’s webpage here: https://www.youtube.com/live/H0AzqBigip8.

Following the interviews on July 10, the board decided to table the vote to fill the board vacancy until a meeting to be held on Monday, Aug. 4 at 5 p.m. at the Town Hall.

Recalls acknowledged and election date set

At the June 30 regular session, Town Administrator Dawn Collins told the board that if Ball and Dreher did not resign, the board was required by Colorado statute to set a date for a recall election. That election would need to be held between 30 and 90 days from June 23, when the recall petitions were determined to be sufficient. Collins recommended Sept. 9 as the date for the recall election because GovPro Consulting LLC could support the election, and it could also address the ballot initiative requiring annexations to be approved by the town’s voters.

Ball said she had done nothing wrong or illegal and would not resign. Dreher said he would not resign either.

Ball moved to acknowledge the recall petitions for herself and Dreher and to set Sept. 9 as the date for a mail ballot election. The motion passed unanimously with votes from Ball, Trustee Tim Caves, Dreher, Trustee Amy Hutson, Trustee Atis Jurka and Mayor Stern.

Following the vote, Jurka said he had reached out to El Paso County Clerk and Recorder Steve Schleiker to ask for his help with the recall election.

Annexations to go before voters

At the June 30 meeting, Town Attorney Scot Krob told the board that a petition for an initiated ordinance requiring voter approval for all annexations had been determined to be sufficient on May 27. The ordinance would require an election for all annexations, even those approved prior to the adoption of the ordinance. The board had three choices, Krob explained: approve the ordinance at the current meeting, add the vote on the ordinance to the election just scheduled for Sep. 9, or pass a resolution providing an alternate ordinance.

Krob said the proposed ordinance would apply to any annexation applications that came to the board within one year of the passage of the ordinance—any annexation applications submitted after Sep. 9. 2024, including the flagpole annexation requested by Buc-ee’s. Neither the determination of eligibility for annexation nor the town’s ability to negotiate an annexation agreement would be affected by the ordinance, Krob said.

Collins said she believed the election could cost between $25,000 and $30,000 due to the cost of printing ballots.

Stern asked for public comment and many residents took advantage of the opportunity to speak in favor of voter approval for annexations. Among the speakers were:

• Sean Sawyer of Tri-Lakes Preservation, who said flagpole annexations were divisive and the board should let the voters decide them.
• Matthew Beverly, who suggested the annexation applicant should pay the cost of an election regarding their request.
• Kat Gayle of Integrity Matters, who argued that democracies require the consent of the governed and because the Buc-ee’s annexation would change the town forever the voters should decide. She pointed out that Colorado Springs voters had just defeated the Karman Line flagpole annexation.
• Resident Marty Brodzik said Buc-ee’s preyed on small towns.
• Dave Moon, of Tri-Lakes Preservation, said he and his team had canvassed 620 homes in Palmer Lake and about 72% were against the annexation. Only seven people were against voters having a say on whether the travel center will be built.

Following the comments, Cave moved to put the ordinance before the voters on Sept. 9. The motion passed with Jurka voting no, but the other trustees and Mayor Stern voting in favor.

Coordinated election with county not legal

At the July 10 meeting, Krob addressed the possibility that the election to decide recalls and whether annexations must be decided by the voters, which the board had scheduled for Sept. 9, could be combined with El Paso County’s election scheduled for Nov. 4. Combining the elections would save the town the considerable expense of running its own vote and several residents had argued for a combined election on social media.

Krob reviewed the applicable statutes and concluded the town’s election could not be combined with the county’s election. He pointed out that municipal elections for towns like Palmer Lake are governed by Title 31 rules, whereas the county’s elections are governed by Title 1. Title 31 requires the town’s election to be within 30 to 90 days after the petitions are submitted. The town’s election could be combined with a “regular” election schedule to be held with 180 days, Krob explained, by the county’s Nov. 4 election was not a regular election because regular elections are held in even years. Krob concluded the town would need to hold its own election on Sep. 9, within the 30-to-90-day window, as it had voted to do.

Krob drafted Resolution 55-2025 to designate Sep. 9 as the date of an election to consider the recall of Ball and Dreher and to consider the initiated ordinance regarding annexation. Erica Romero will serve as the Designated Election Official and can appoint election judges as required.

Jurka asked if the office of the El Paso County Clerk and Recorder could help with Palmer Lake’s election. Collins said it would provide ballot boxes, data regarding uniformed and overseas voters, election judges, training, and answers to questions. GovPro LLC would assist with the town’s election as well, she said.

Bill Wysong, the County Commissioner representing District 3, gave the board a letter from Steve Schleiker, the El Paso County Clerk and Recorder. Wysong confirmed the Clerk and Recorder’s office would assist administratively and operationally. In addition to the tasks listed by Collins, Wysong said the Clerk and Recorder could proofread the ballot language to ensure compliance and accuracy. He said Schleiker was sorry he couldn’t attend the meeting.

The board voted to approve Resolution 55-2025 and to proceed with its own election on Sep. 9.

The board continued the discussion of the election at its July 24 meeting.

Newly appointed Town Clerk Erica Romero told the board that there will be three candidates on the ballot for Ball’s and Dreher’s seats if they are recalled: Elizabeth Harris, John Marble and Roger Moseley. Harris and Marble are also being considered for appointment to the seat vacated by Stern’s appointment as mayor.

Clerk and Recorder Steve Schleiker and his Director of Elections Angie Leath attended the meeting to answer questions and eliminate confusion. He confirmed Krob’s conclusion that Title 1 elections and Title 31 elections differ, and the town’s election could not be combined with the county’s in 2025. He told the board Collins and Romero had handled the planning for the election correctly and agreed with Collins’s cost estimate. He emphasized his office could supply experienced elections judges to oversee Palmer Lake’s election. Schleiker concluded by saying he would have staff at Palmer Lake to assist on Sep. 9.

Board gets assistance with Elephant Rock development

At its June 30 meeting, the board discussed Resolution 52-2025, which authorizes a service agreement with Prism Design and Consulting Group to perform survey work at the Elephant Rock property. The land surveying services include:

• A boundary survey for the entire property, needed to establish two new internal parcels, one for the EcoSpa being developed by the Willans, and the other for the Lodge parcel. The Willans agreed to pay for the boundary survey of the EcoSpa parcel.
• Legal descriptions and survey markers for the two parcels.
• Topographic mapping and as-built data for the entire property.
• Prism Design agreed to provide those services for $4,700. The board voted unanimously to approve the resolution.

At the same meeting, the board considered two more agreements regarding the Elephant Rock property: the first with Community Matters Institute (CMI) to finalize a PD Sketch Plan and prepare a Planned Development Plan (PDP) plan based on materials provided by Hutson and Caves, at a cost of $30,940, and the second with GMS Inc. for engineering services for an amount not to exceed $34,240. After discussion and input from architect Bill Fisher and Richard Willans, the board voted unanimously to table both agreements without specifying a date for a future vote.

At the July 10 meeting, the board discussed hiring a real estate agent to sell the Lodge parcel. Krob said he had not reviewed information received from the realtor recommended by Hutson. Hutson said she recommended a 10% commission or a flat fee of $50,000 for the sale of the Lodge. She said she wanted offers from businesses and that she would try to find a second real estate agent. Collins said if more than one agent was considered, a Request for Proposal (RFP) should be written. It was agreed that staff would prepare an RFP and Hutson and Cave would handle tours for interested agents and bring a negotiation back to the board.

At the same meeting the board returned to the question of how to develop a PDP for the property, whether to have volunteers do the work or hire professionals. Hutson said she and Caves had met with Fisher, who did a lot of the legwork for the PDP. She felt they were 10 days away from completing a sketch plan for much less than CMI and GMS wanted to charge. She suggested engaging Prism Design to do the drainage and stormwater planning. Hutson estimated $40,000 could be saved. Reid Wiecks, Chair of the Parks and Trails Commission, asked to be involved in the PDP work.

The board did not vote, but the consensus was to proceed with Hutson’s recommendation.

At the July 24 meeting, the board considered an expanded professional services agreement from Prism Design, embodied in Resolution 58-2025, that added civil engineering services and preparation of the PDP to the land surveying services in the agreement that the board approved at the June 30 meeting. The civil engineering services include:

• A Phase 1 Drainage letter at a cost of $2,800.
• An optional Phase 3 Drainage Analysis, Plan and Report at a cost of $12,150.
• An optional Erosion Control Plan at a cost of $1,200.
• An optional Stormwater Management Plan at a cost of $2,900.

The proposal from Prism Design indicated that which of these services will be required depends on decisions made by the town about how the property will be developed.

The PDP services include preparation of a new Planned Development exhibit and guide, prepared as a comprehensive exhibit map which will provide governance in specific uses, growth and development of the entire site. The exhibit and guide will include current conditions, future development zoning uses, improvements, lighting, stormwater runoff allocation, and so forth.

Caves moved to approve Resolution 58-2025. Resident Marty Brodzik questioned how the resolution was written, especially the absence of an upper limit on costs. The board voted unanimously to approve the resolution.

Following the vote, Caves followed up on some questions from the last meeting. He said the goal was to create a business at the Elephant Rock property that would provide long-term tax revenue by selling the Lodge on a 2.5 -acre parcel. He said he wanted to net $500,000 on the sale and generate $80,000 in annual tax revenue from the business that buys the land. Ball pointed out the town has tried to honor the conditions set by the church that donated the Elephant Rock property to the town, but those conditions made it hard to get financing. Caves agreed that banks will not invest in a project that doesn’t own the land..

New Town Administrator sought

At the June 30 meeting, Collins gave the board two proposals to assist with recruiting a new Town Administrator: the first from Strategic Government Resources (SGR) for $29,000, the second from KRW Associates (KRW) for $21,000. She said the board should expect a four-month process to get a new Town Administrator on staff.

Stern balked at the proposed cost and asked if an RFP could be used. Collins said an RFP would not be appropriate, but a recruitment brochure could be pulled together. She said all town jobs were posted on the Colorado Municipal League (CML) website. Ball said the CML director had offered to assist the town but had suggested the use of a recruiting company. The board voted to table the resolution authorizing the use of a recruiting firm.

At the July 10 meeting, the board returned to the process to replace Collins. The board heard a presentation from Kim Seamy of SGR, who emphasized the company’s connections with the Tri-Lakes area. Seamy said it was reasonable to expect 12 weeks to get an administrator in place.

Later in the meeting the board took up Resolution 53-2025, which would authorize the hiring of a recruiting firm. Collins told the board that KRW had withdrawn its proposal but offered to help with selecting an interim administrator. Ball said the Department of Local Affairs could provide interim administrative services but not for free. She said she felt a recruiting firm was needed due to the town’s history with administrators and need for an experienced administrator. She said Collins “ had done an excellent job in showing citizens that we are being transparent, but it will take longer to overcome past ghosts. . . .Dawn turned the town around.”

Stern asked where $30,000 for the search could be found in the town’s budget. Collins said the General Fund could cover the expense and there would be $60,000 saved from unused wages.

The board voted unanimously in favor of the resolution, authorizing a contract with SGR to be signed.

At the same meeting, Erica Romero was sworn in as the Town Clerk after a unanimous vote by the board.

At the July 10 meeting, Chief of Police Glen Smith was appointed as Interim Town Administrator. Smith discussed his many years in law enforcement, which included a leadership program taught by the Federal Bureau of Investigation.

Local Licensing Authority decisions

The board approved a request from Alpine Essentials to move its medical cannabis operation into the space currently allocated to its recreational sales. Owner Melissa Woodward said the change was requested to improve her business’s security.

Dino Salvatori, the owner of the Dead Flowers dispensary, asked the board to approve the addition of a drive-through lane for his business. Salvatori said he hoped the lane would offset the business he has lost since Colorado Springs legalized recreational sales. The board approved his request.

Finally, the board approved a new liquor license for the 105 Social House, which is moving from its current location to 11 Primrose St., the previous location of Journey’s End Restaurant.

Details of annexation agreement with Buc-ee’s

The published documents can be found at: http://bit.ly/pl-proposed-annexation. The documents include this disclaimer: “NOTICE: this document represents the understanding of the Palmer Lake Board of Trustees of the items included in the proposal by Buc-ee’s to annex and develop within the town of Palmer Lake. It is for informational purposes only. The board has not made any determination as to whether the annexation should be approved and, if so, on what terms and conditions. The board will not make those determinations until the appropriate point in the process, at a public meeting.”

1. Water Infrastructure:
   • Buc-ee’s will cover all costs for drilling and implementing two wells (Well A-1 and Well A-3), a water treatment plant, and a 12” water line along County Line Road.
   • Buc-ee’s has agreed not to seek reimbursement from the Town or other users of the line who may hook into it in the future. They will pay tap and service fees.
   • Buc-ee’s will pay $4,297,027 for the Town’s redundant well (Well A-1) and ensure it produces 345,600 gallons per day of acceptable quality water.
   • Buc-ee’s will also fund Well A-3 and related infrastructure to meet its water demand (113,600 gpd max daily use).
2. Road Improvements:
   • Buc-ee’s will repair a segment of County Line Road and make substantial improvements to the I-25 interchange at its own expense.
   • Maintenance costs for County Line Road are under discussion with El Paso and Douglas Counties.
3. Financial Contributions:
   • Sales Tax: Buc-ee’s will receive 1% of the Town’s 3% sales tax for 20 years, with the Town retaining 2%, estimated to generate $1 million annually.
   • Use Tax: A one-time use tax of $379,500 on construction materials.
   • Property Tax: Estimated annual revenue of $124,066 for the Town, plus benefits to other entities like schools and fire districts.
   • Community Contributions: Buc-ee’s will provide $350,000 to the Town within 30 days of opening and $150,000 for open space/public use.
4. Emergency Services:
   • Buc-ee’s will allow its parking lot to be used for emergency staging.
   • Police and fire departments in other Buc-ee’s locations reported minimal adverse impacts, with increased budgets funded by revenue gains.
5. Planned Development (PD):
   • Buc-ee’s will submit landscaping, lighting, signage, architectural, and other plans for Town approval.
   • Lighting will comply with Town standards but may not meet “dark sky” compliance due to safety needs.
6. Store Details:
   • The store will be 74,000 sq. ft. with fueling stations but no car wash.
   • A kiosk, paid for by Buc-ee’s, will promote Palmer Lake events and artists.
7. Wastewater Treatment: Provided by Monument Sanitation District.
8. Subdivision and Disconnection:
   • The site will be subdivided per Town code.
   • If development does not proceed as agreed, either party may disconnect the site.
9. Development Agreement:
   • Buc-ee’s will reimburse the Town for all project-related expenses.
   • Remedies for breaches are limited to specific performance, not monetary damages.
   • Key Benefits to Palmer Lake:
   • Fully funded water and road infrastructure improvements.
   • Significant tax revenue and community contributions.
   • Minimal anticipated strain on emergency services.

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The next regular board meetings are scheduled for Aug.14 and 28. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Some meetings are scheduled just 24 hours in advance. 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• Publication of texts leads to Havenar’s exit and Stern’s appointment
• Goldman appointed to hear petition protest
• Effort to stop recalls falls short
• Executive session convened; Collins announces last day
• Correction

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) scheduled four meetings in June: a regular board meeting, an administrative hearing to address a protest against the recall of Trustees Shana Ball, Kevin Dreher and Dennis Stern, a special meeting consisting only of an executive session, and a second board meeting. The second board meeting was moved from June 26 to June 30, after this issue of Our Community News went to press. It will be reported in the August issue of OCN.

At the first regular board meeting, the board accepted the resignation of Mayor Glant Havenar and appointed Trustee Dennis Stern to complete Havenar’s term as mayor. The board voted to hire a third party to preside over a hearing regarding the protest of the recalls of Ball, Dreher, and Stern. The board also heard public comments concerning Stern’s appointment, the proposed Buc-ee’s travel center, and Havenar’s behavior.

At the recall protest hearing on June 19, resident Brian Yavanian challenged the validity of the signatures collected to recall Ball, Dreher, and Stern, arguing that Beth Harris had provided a postal address, not a legal address, and therefore the signatures she collected were invalid.

The special meeting on June 23 consisted of an executive session and a question from a resident.

Publication of texts leads to Havenar’s exit and Stern’s appointment

In the wake of the publication of texts between Havenar, her friend and political ally Darcy Schoening, and Buc-ee’s lobbyist Mark Waller, Havenar submitted her resignation as Palmer Lake’s mayor. The texts showed Havenar mocking, insulting, and demeaning her constituents and the spouse of one of the trustees, often in obscene language, texting with Waller, and texting while she was participating in an executive session, which are closed to the public by law.

At the June 12 meeting, the board voted unanimously to accept Havenar’s letter of resignation. Then Town Attorney Scot Krob explained the legalities of filling the mayoral vacancy. Krob said the vacancy could be filled by appointment or by an election. An appointment could be made immediately, he said, and a current trustee could be appointed, but they would have to resign their seat on the board to be appointed mayor. Resigning a board seat would bring any attempt to recall that board member to an end.

Krob pointed out that there were many sensitive matters before the board; he recommended that the vacancy be filled as quickly as possible by someone who had participated in recent meetings, negotiations, and executive sessions.

Trustee Tim Caves recommended Stern, the current mayor pro tem, to fill the vacancy, calling him “the obvious choice.” Stern said he was willing to resign his seat on the board. Resident Harris asked to speak, but Stern said comments would not be accepted at that time. His decision was a departure from the board’s usual practice of allowing attendees to speak even outside the time allotted for public comments. Some of those present reacted angrily to Stern’s decision.

After Stern gaveled the crowd into silence, Ball moved to accept Stern’s resignation from the board. Ball, Caves, Dreher, Trustee Amy Hutson, and Stern himself voted to accept his resignation; Trustee Atis Jurka voted no. Following that vote, Jurka asked what was best for the town and suggested someone not under the cloud of a recall, as Stern was, would be the better choice. Jurka said he wanted the decision to be open to the citizens.

Jurka’s remarks were applauded by the crowd. Ball said she wanted someone familiar with the annexation that was under consideration by the board, as suggested by Krob. Hutson pointed out that although Stern was under recall, the success of the recall was not certain.

Ball, Caves, Dreher, Hutson, and Stern voted to appoint Stern as mayor. Jurka once again voted no. Following the vote, Town Administrator Dawn Collins administered Stern’s oath of office. Hutson was named mayor pro tem.

Collins suggested a two-week window to accept interest forms for the vacancy on the board created by Stern’s resignation as trustee.

During public comments, El Paso County Commissioner Bill Wysong, who represents Palmer Lake on the El Paso Board of County Commissioners, said in a republic politicians are elected to represent their voters and “you are continuing to stir the pot and it really disappoints me. The people of Palmer Lake I believe deserve to be heard. . .. I hope Palmer Lake can come together.” Wysong’s remarks were met with applause.

Harris, who was applauded when she rose to speak, also expressed her disappointment that a trustee facing a recall had been appointed mayor. She said it was not wise for the board to appoint a mayor. She has since announced her intention to apply for the vacancy on the board created by Stern’s resignation.

Resident Steve Draper reminded the board that Caitlin Quander, a land use attorney with Brownstein Hyatt Farber Schreck LLP, who spoke at the hearing for Buc-ee’s second annexation petition on behalf of the Malone Family Foundation, had argued that the notification requirements for the second annexation eligibility hearing had not been met and she was ignored by the board. Draper asked that the final annexation hearing be postponed because the eligibility hearing was not valid.

Nancy Godbout Jurka, who is married to Trustee Atis Jurka, discussed Havenar’s text messages, arguing they proved the board colluded and wants to silence the community.

Goldman appointed to hear petition protest

Collins said the signatures collected to recall Ball, Dreher, and Stern could be protested during a 15-day period following their submission for validation: that deadline was June 6. The signatures collected to place an initiative on the ballot giving residents a vote on any annexation had a 40-day protest period, which ended on June 16. During the protest periods, signatures which had been verified by the town administrator could be challenged and perhaps invalidated. If enough signatures were to be invalidated, the recall would end. Collins recommended that the petition protest hearings be presided over by a third party, not a member of the town staff.

Collins recommended Karen Goldman to preside over the hearings. Goldman has extensive experience with Colorado election law, having served as deputy city clerk in Aurora, as city clerk in Lakewood and as the secretary of the Senate for the state of Colorado. Goldman has served as an election hearing officer in more than a dozen Colorado towns and cities, provides election training through the Colorado Municipal Clerk’s Association, and conducts election webinars through the Colorado Municipal League.

The board voted unanimously in favor of Resolution 48-2025, which designates Goldman as the hearing officer at a rate of $100 per hour.

Effort to stop recalls falls short

On June 19, Goldman convened a hearing to find facts and hear testimony regarding Yavanian’s challenge to the petitions to recall Ball and Dreher. Since Stern had already resigned his board seat to accept an appointment as mayor, his recall was not considered at the hearing.

Goldman began by reviewing facts and events that preceded the hearing:

• The recall petitions were approved by Collins as to their legal form on March 24.
• The minimum number of signatures needed to trigger a recall was 275.
• The recall petitions with signatures were filed on May 21, one day before the deadline. The Ball recall petition had 304 valid signatures and the Dreher petition had 300.
• On May 27, Collins determined that the signatures submitted were sufficient for the recalls to move forward.
• Yavanian filed his protest on June 2.

Goldman explained some of the legalities of the recall. She said the burden of proof was on Yavanian to prove that his allegations were enough to overturn Collins’ determination of sufficiency.

Goldman said Yavanian claimed Harris erred in providing a postal address with a P.O. Box, not a legal address. She said she would hear testimony only on this point, not on the broader issues regarding the recalls. She said Yavanian would testify first and could call witnesses. Then Harris or her representative would testify, and Yavanian would have a chance to respond.

Goldman pointed out that the hearing was an administrative meeting, not a public hearing, so the public would not be able to comment.

Goldman then swore in Yavanian, who testified that the statute governing recalls requires the address of the petition committee members and Harris had used a P.O. Box, which was not a legal address. P.O. Boxes can’t be used to open bank accounts or start businesses, he said, because they prove nothing regarding residency; anyone can get a P.O. Box in any community.

Goldman asked Yavanian if he was aware of anyone who signed the recall petition and then decided they shouldn’t have because Harris had used a P.O Box. Yavanian said he was not. Goldman went on to say it was her understanding that almost everyone in Palmer Lake has a P.O. Box. She asked if Yavanian was alleging that Harris was not a registered elector. He said he was not, but he said he had concerns about Harris’s residency. He did not support those concerns with any facts.

Goldman swore in Collins, who testified that when she received the recall petitions, she involved Judy Egbert of GovPro Consulting to assist her. Collins said she verified that the three members of the recall petition committee—Harris, Dailee Fagnant, and Cody Fouts—were all registered voters by using the Colorado Secretary of State’s website. Goldman asked Collins if Harris’s use of a P.O. Box concerned her; Collins said no since Harris was a registered voter in the town.

Goldman then swore in Grace Foy, a lawyer representing Harris. Foy testified that Harris was a resident of Palmer Lake and a registered voter. The Secretary of State’s website shows both Harris’s P.O. Box and her street address, she said. Foy noted that when the recall petitions were being reviewed for correctness by Collins, the use of a P.O. Box was not a concern and proof of residency was a requirement to obtain a free P.O. Box.

In her concluding remarks, Goldman said she would review documents and testimony and make her decision. She asked Dreher if he wanted to speak as he was one of the trustees being recalled. He said no. Goldman concluded the hearing.

On June 22, Goldman published her conclusion that the recalls of Ball and Dreher can proceed and she instructed the town to set a date for the recall elections.

Executive session convened; Collins announces last day

On June 23, the board met to hold an executive session. The agenda listed three reasons for the session: to confer with the town’s attorney on legal questions regarding pending litigation, to discuss negotiations regarding filling the town administrator vacancy created by Collins’ resignation, and to receive legal advice and input from the town’s lawyer regarding a possible annexation agreement for a proposed Buc-ee’s development.

In response to a question from a resident, Collins, who had announced her resignation from her position and her acceptance of a job in Blue Earth, Minn. previously, said her last day as Palmer Lake’s town administrator would be July 17.

Correction

The article covering Palmer Lake in the June issue of OCN misquoted Dan Guimond, senior principal at Economic and Planning Systems. Guimond in fact estimated Buc-ee’s water consumption at 1.19 million gallons per month, not 1.19 million gallons per year, as stated in the article.

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The next regular board meetings are scheduled for July 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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.

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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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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.

**********

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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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.

**********

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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)

• 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.

************

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, Dec. 2, 11 – Beltran appointed; Caves, Krob, and Boyett resign (1/1/2026)
• Palmer Lake Board of Trustees, Nov. 13 and 18 – Schedule for annexation elections undecided; board vacancy unfilled (12/4/2025)
• Palmer Lake Board of Trustees, Oct. 2, 9, and 23 – Annexation election set for Feb. 3, trustee resigns, lawsuits dismissed (10/30/2025)
• Palmer Lake Board of Trustees, Sept. 25 – New board members seated; annexation ordinance becomes law (10/2/2025)
• Palmer Lake Board of Trustees, Aug. 6, 14, 28 – Board vacancy filled; land use code updated; annexation decision postponed (9/4/2025)
• Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published (8/1/2025)
• Palmer Lake Board of Trustees, June 12, 19, 23, and 30 – Stern replaces Havenar as mayor; attempt to stop recalls fails (7/3/2025)
• 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)