El Paso Board of County Commissioners, Jan. 30 and Feb. 22 – Palmer Lake annexation impact report received

Palmer Lake annexation
Vollmer Road safety concerns

By Helen Walklett

During February, the El Paso Board of County Commissioners (BOCC) considered an annexation impact report for land west of the Town of Palmer Lake. The commissioners also heard concerns about safety on Vollmer Road near the School in the Woods site at the end of January.

Palmer Lake annexation

The proposed Ben Lomand Mountain Village annexation into the Town of Palmer Lake was back on the agenda at the Feb. 22 BOCC land use meeting ahead of it being discussed that evening at the Palmer Lake Board of Trustees meeting. See the Palmer Lake Board of Trustees meeting article on page < 7 >.

Kylie Bagley, planner III, Planning and Community Development Department, said the annexation impact report contained more information on the annexation’s potential impacts than was available when the BOCC first discussed it at its Jan. 23 meeting.

The annexation request is being made by landowner United Congregational Church and concerns 181.5 acres of RR-5-zoned land south of County Line Road, west of Indi Drive, north of the Lakeview Heights subdivision, and east of Oakdale Drive.

The applicant intends to develop the site, along with an additional 163 acres already within Palmer Lake, and rezone the land to the RE Estate Zone, which allows single-family dwellings on a minimum lot size of 2.5 acres. The total development on the combined property is not expected to exceed 80 lots. The steep topography of parts of the property being considered for annexation as well as the necessary land dedications and rights-of-way for roads and utilities mean that a large portion of the property is anticipated to remain undeveloped. It is estimated that 104 of the 181.5 acres is buildable and, given the minimum lot size of 2.5 acres, this would result in about 41 lots on that portion.

All existing structures, including the existing church and youth center, would remain. The applicant intends to use the buildable remainder of the combined property for churches and other religious facilities. Public trail easements and recreational access may also be considered as part of any future development.

The report states that the town’s police and fire services and the school district are believed to be more than adequate to provide services to the proposed development. The applicant will need to submit a drainage report and a traffic impact study as the project progresses.

Commissioner Carrie Geitner asked if there were any remaining concerns that might be potential problems for county and should be relayed to the Town of Palmer Lake. Bagley answered that there were none at this time.

Commissioner Holly Williams asked if Palmer Lake would be taking over responsibility for County Line Road. Meggan Herington, executive director, Planning and Community Development, said it would be standard for the town to take on the portion adjacent to the development and that discussions about other segments would need to be ongoing as the development progressed. She also clarified that the county and the Colorado Department of Transportation would receive detailed documentation for review and comment as any development moved forward.

The BOCC cannot approve or deny an annexation impact report; the report serves to notify it of the annexation request and sets out potential impacts in general terms, allowing the BOCC to give direction to staff. Therefore, the commissioners accepted the report, but no vote was taken.

Vollmer Road safety concerns

During the public comments part of the Jan. 30 BOCC meeting, two residents raised concerns about safety and speeding on Vollmer Road, adjacent to the School in the Woods site. Dick Hegeman, a resident of Hardin Road opposite the school site, said traffic had increased exponentially over the years. He spoke of speeding and cars parked on both sides of Vollmer and along Hardin during busy times such as school choice night when prospective parents and pupils visit. He said, “Something’s got to be done because somebody is going to get hurt. Why can’t we be proactive instead of reactive.”

Vollmer Road resident Maggie Mae Stone stated, “I’ve been trying on the same subject for nearly 2 1/2 years to find out when somebody is going to give a damn about the kids at the School in the Woods and put up speed limit signs.”

Although it is a designated school zone, limited to 25 mph, this cannot be enforced because there are no signs. Stone told the commissioners that she and her husband had offered to pay for two signs, but no one had acted interested in any way. She said she had been told by three Sheriff’s Deputies on three separate occasions that nothing would change until someone died.

Chair Cami Bremer asked Josh Palmer, county engineer, to follow up directly with the two citizens to explain the measures taken and those planned, which include the installation of dual turn lanes over the summer when the school is closed.

Helen Walklett can be reached at helenwalklett@ocn.me.

Palmer Lake annexation

Vollmer Road safety concerns

Other El Paso Board of County Commissioners articles