Regional Development

Center (Hearing Room)

2880 International Circle

City of Colorado Springs

Meeting Minutes - Final

Downtown Review Board

Tuesday, November 4, 2025

9:00 AM

2880 International Circle, 2nd Floor, Hearing Room

1. Call to Order and Roll Call

8 -

Present:

Board Member Kuosman, Board Member Coats, Board Member Hensler,

Board Member Lord, Board Member Friesema, Board Member Mikulas,

Board Member Sokol and Board Member Luciano

1 - Board Member Nolette

Absent:

2. Changes to Agenda/Postponements

3. Communications

Ryan Tefertiller - Urban Planning Manager

Ryan Tefertiller, Urban Planning Manager, introduced Charlie Rose as the new

Planning Technician.

Mr. Tefertiller said the board recently heard a presentation on the Elevate

Downtown Plan, which aims to update the existing Downtown Experience Plan.

He said this presentation was shared with City Council during their October 27

Work Session and generated productive dialogue. He said a video of the

session is available online for those interested in hearing Councilmembers’

feedback.

Mr. Tefertiller said the December DRB meeting may be canceled, as there are

currently no action items requiring their attention. If so, meetings would resume

in January.

4. Approval of the Minutes

DRB 2303

4.A.

Minutes for the October 7, 2025, Downtown Review Board Meeting.

Presenter:

David Lord, Downtown Review Board Chair

Attachments: DRB_Minutes_10.7.25 Draft

Motion by Board Member Hensler, seconded by Board Member Luciano,

that this Minutes be accepted Motion to approve the October 7, 2025,

Downtown Review Board Meeting.

The motion passed by a vote of 5-0-3-1.

5 -

Aye:

Board Member Coats, Board Member Hensler, Board Member Lord, Board

Member Sokol and Board Member Luciano

1 - Board Member Nolette

Absent:

Abstain:

3 -

Board Member Kuosman, Board Member Friesema and Board Member

Mikulas

5. Consent Calendar

6. Items Called Off Consent Calendar

7. Unfinished Business

8. New Business

Palmer High School

8.A.

ZONE-25-00 Ordinance No. 26-07 to amend the zoning map of the City of

Colorado Springs pertaining to 8.27 acres located within the two

blocks bound by N. Nevada Ave, E. St. Vrain St., N. Weber St., and

E. Platte Ave. from R-1 6/R-5/OR (Single-Family - Medium,

Multi-family High, and Office Residential) to FBZ-T2A (Form-Based

Zone - Transition Sector 2A). (Quasi-Judicial) (2nd Reading and

Public Hearing)

Related Files: ZONE-25-0026, SUBD-25-0076, LUPL-25-0012

Located in Council District 3

Presenter:

Ryan Tefertiller, Planning Manager, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: Zone Ord_ZONE_25-0026

Palmer HS CPC Staff Report 121025

Attachment 1 - Palmer HS Project Statement

Attachment 2 - Palmer HS Zone Change Legal Description

Attachment 3 - Palmer HS Zone Change Exhibit

Attachment 4a - Boulder ROW Vacation Legal

Attachment 4b - Boulder ROW Vacation Plat

Attachment 5 - Palmer HS Land Use Plan

Attachment 6 - Zoning Map

Attachment 7 - Consolidated Stakeholder Input Palmer HS project

022526

Attachment 8 - Palmer HS Stakeholder Responses

Attachment 9 - Palmer HS Steering Committee

Attachment 10 - Palmer HS April 2025 Traffic Study

Attachment 11 – Palmer HS Traffic Study Update

7.5.704 ZONING MAP AMENDMENT (REZONING)

DRB_Minutes_11.4.25 Draft

CPC Minutes Excerpt - Palmer High School - 12.10.2025

Palmer HS Staff Presentation City Council 031026

Applicant Presentation - Palmer High School Transformation

Board member Luciano recused herself as she represents an adjacent property

as a commercial broker.

Board member Lord excused himself as he will not be able to stay through all

the meeting.

Ryan Tefertiller, Urban Planning Manager, presented the Zone Map Amendment

(rezone) and the establishment of the District 11 Palmer High School Land Use

Plan for proposed civic uses, consisting of 8.27 acres for the two blocks bound

by N. Nevada Ave, East St. Vrain Street, N.

Weber St., and E. Platte Avenue from Single-Family - Medium, Multi-family High,

and Office

Residential to Form-Based Zone - Transition Sector 2A, and the public

right-of-way vacation known as East Boulder Street consisting of approximately

0.92 acres located between N. Nevada Avenue and N Weber Street. This is the

first formal request since 2009 to rezone a property into the Form-Based Zone

from a non-Form-Based Zone, this will be also presented to Planning

Commission, and the final approval will require City Council action. The project

site includes two city blocks on the northeast corner of downtown Colorado

Springs, bounded by Nevada, Platt, Weber, and Saint Vrain. The 8-acre site

currently includes three zoning districts: R-1-6 and R-5, both residential, and a

small portion zoned Office Residential. Mr. Tefertiller said there is a fourth

application regarding this site going through administrative review, it is a

Development Plan that will likely include multiple warrants, and it will come back

to the Board for review. He said the applicants are requesting the vacation of

Boulder Street to create a consolidated campus, which would allow future

structural and the creation of a new outdoor athletic facility.

Mr. Tefertiller said the “developer” is School District 11, a public school district

that, in the state of Colorado, can request a building permit either directly from

the State or through Pikes Peak Regional Building. However, they do not have

the ability to vacate public right-of-way without local approval. Agency Review

was done and most of the comments were addressed, leaving a few technical

items outstanding. Standard notice was sent, as well as public engagement

notifications, and public open houses have been held with various stakeholders.

A traffic study was completed in September 2025, during the closure of Boulder

Street for construction purposes.

Mr. Tefertiller said there are proposed conditions of approval tied to input from

Public Works and Traffic Engineering. These conditions emphasize the need

for ongoing cooperation between the School District and the City regarding

future traffic impacts along the Platte corridor. Additionally, if the school district

ever decides to vacate the campus, the city would seek to reclaim the

right-of-way currently proposed for vacation, these conditions could be

established

through an intergovernmental agreement (IGA) between the City and District 11.

The site complies with PlanCOS, and meets the review criteria for the

applications, with some technical modifications and conditions of approval.

Board members’ Questions

Board member Sokol asked at what point in the development would meet the

requirements of permanent D11 activities. Mr. Tefertiller said access could

potentially be provided during Phase 1A of the project; however, there may still

be internal discussion and uncertainty about the public’s ability to use that

alignment. He said once Phase 1B or Phase 2 is underway, the condition

regarding access would likely become clearer.

Acting Chair Mikulas asked clarification on what School District 11 activities

entitled. Mr. Tefertiller said it is still being discussed between the City and the

School District.

Applicant’s Presentation

Chris Lieber, NES, said this is a unique application for the potential expansion of

the Form-Based Zone and a major investment for Downtown and the

surrounding neighborhoods, but mostly for the youth and the future. He

introduced his team and said they have had more than 40,000 touchpoints for

stakeholder involvement, including electronic and regular newsletters, 24 focus

groups, six public meetings and more. He said all these have helped shape the

alternatives and design for the project.

Jessica Wise, Executive Director of Engagement for the Colorado Springs

School District 11, said she appreciates the opportunity to present to the Board

such a unique and significant project that the District is approaching with

serious responsibility and commitment. She said she will speak about the how

and the why they got to this point. She said Palmer High School is of historical

significance, established in 1871 as part of General Palmer’s original plan for

Colorado Springs, that envisioned the city as a permanent home, not a transient

stop, with education as a foundational element. She said the current building,

constructed in 1939, represents a legacy of modernization that seems to occur

every 50 to 70 years. Ms. Wise said Palmer High School’s legacy is the flagship

school of Colorado Springs, noting that in 1939, the community recognized the

need for a new facility to better serve students at the city’s core. She said

architectural preferences varied, but the decision then, as now, was driven by

the evolving needs of students.

Ms. Wise said the district has reached a pivotal moment, with $100 million in

COPs, District 11 is funding this reinvestment independently, without asking

taxpayers for additional support. Ms. Wise said this bold move stems from a

leadership shift under Superintendent Michael Gaul, who identified a troubling

trend: the district was losing students to suburban schools and neglecting its

downtown foundation. She said revitalizing District 11 requires a transformative

investment in its heart, Palmer High School, and while the district continues to

support schools on its borders, such as Doherty and Coronado, the downtown

core is where its identity and future lie. She said this project is essential not only

for education but for the vitality of the city itself, a place where people can learn,

live, thrive and work. Ms. Wise said the process began not with design, but with

listening, engaging students, staff, community members, and a passionate

alumni network to understand what was truly needed.

Ms. Wise said in terms of student Well-Being there is a lack of athletic facilities

and climate control at Palmer, the only high school in District 11 without a

full-size track and field, and that the building’s lack of air conditioning makes the

upper floors nearly unusable during warmer months. She said these conditions

hinder both physical activity and academic focus, underscoring the need for a

healthier, more supportive environment. Ms. Wise said preserving Palmer’s

history and tradition is also a priority, highlighting the architectural and cultural

significance of the school’s Romanesque building. She said the vision of the

school is a visible, integrated part of downtown life, rather than a structure that

has faded into the background.

Ms. Wise said they defined six key priorities for the campus. The first one is a

commitment to Academic Excellence through the International Baccalaureate

(IB) philosophy, which is a student-centered framework that fosters

interdisciplinary learning and globally engaged citizenship. She said that Palmer

High School’s current infrastructure is windowless and has below-grade

classrooms, limiting the ability to fully implement this approach. Ms. Wise said a

learning environment should include flexible, collaborative spaces where

students and teachers can engage dynamically, both inside and outside the

classroom.

Ms. Wise said Community Engagement is another major focus, where Palmer

could be a downtown hub for intergenerational and community-based learning.

She said there are potential opportunities for partnerships with local businesses

and organizations, allowing students to extend their learning into the city and

inviting community members into the school to participate in educational

experiences. She said Arts and Cultural enrichment is also important, and

Palmer’s downtown location offers unique opportunities to integrate cultural

experiences into the curriculum, supporting a well-rounded education and

leveraging the school’s proximity to local institutions and events.

She said their sixth priority is a Healthy and High-Performance Building, not just

a retrofit, but a transformative space that supports modern teaching and

learning. Ms. Wise said they have a strong desire to reestablish Palmer as a

vibrant, accessible, and inspiring place for students, educators, and the broader

community. She said educational spaces, particularly in a downtown setting,

should be active and outward facing, not retreating from their surroundings, like

Acacia Park with potential for community interaction. Ms. Wise shared a quote

from the Roman poet Ovid, who wrote that while animals look down, humans

were given faces to look up at the sky, and she appreciated its symbolism

because District 11 is choosing to look upward and forward.

Brian Calhoun, RTA Architects, said they were retained, along with

Perkins-Eastman, to work on the Master Plan. He said the architectural vision

behind the transformation of Palmer High School began with the community to

re-energize the campus. He said as the design team studied the site, it became

immediately apparent that the campus was fragmented, spread across multiple

parcels and city blocks. He said this poses daily challenges for students, as

over 1,100 students move between buildings and across busy downtown

intersections, creating safety, security, and logistical concerns. He said these

issues are more evident during emergency situations, such as lockdowns,

when students are scattered across multiple locations and unable to move

freely.

Mr. Calhoun said in response, the team developed a consolidated campus

solution, presented in a master plan approved by the District 11 Board of

Education. He said a key element of the plan is the preservation of the historic

1939 building at the corner of Platte and North Nevada, which is of cultural

significance, especially the iconic “front 9” area known to all students and

alumni, the design retains the building’s exterior while transforming the interior.

Mr. Calhoun said the renovation introduces much-needed public and common

spaces, which the school currently lacks, creating a new heart for the campus.

He said the plan includes a new academic building on the east side of the

campus along Weber Street, that will address the spatial and functional needs

of the school and supports a more unified and secure student experience while

honoring Palmer’s legacy. Mr. Calhoun said Phase 1A centers on a new

three-story academic building designed to support modern, flexible learning,

providing breakout areas, small and large group spaces, and environments

suited for project-based learning and presentations.

Mr. Calhoun said students must travel two blocks to access gym and athletic

facilities at the existing complex, that is why the new plan proposes

consolidating athletic functions on campus, including a practice football field and

a track, amenities Palmer currently lacks. Mr. Calhoun said Phase 1B includes

the potential addition of a fourth floor to the academic building and the

construction of the full-size practice field and all-weather track. He said the only

feasible location for these athletic facilities is over the closed section of Boulder

Street. He said the plan also considers the homes along the north side of the

campus, indicating a thoughtful approach to integrating the new design into the

existing neighborhood.

Mr. Calhoun said the proposed location for the track overlaps with four existing

homes along the north side of the site. He said a 20-foot fire access path

requested during the planning process would shift the track even further north,

increasing the overlap with those properties. He said the master plan is not

intended to expand the school’s capacity. He said with enrollment declining

citywide, the new design is scaled to accommodate the current student

population of approximately 1,100, down from a peak of over 2,000 a decade

ago, by creating a right-sized, relevant, and future-ready campus.

Mr. Calhoun said throughout the planning process, the team explored multiple

design concepts and gathered extensive community feedback, one included

creating an inward-facing courtyard to serve as the heart of the school. He said

another concept included vacating Boulder Street to unify the campus and

expand outdoor learning and recreation space. He said a third option was

bridging over Boulder. Mr. Calhoun said the final plan includes vacating Boulder

Street to accommodate the field and track, as it was the feedback they received

from the community. He said this as a transformative solution that aims to

create a collegiate atmosphere, with outdoor spaces and views of Pikes Peak

integrated into the layout.

Mr. Lieber presented the Palmer High School redevelopment project that

involves multiple applications, including a land use plan amendment, rezoning,

right-of-way vacation, and future development plan and replatting of the

property. He said the goal is to create a consolidated, connected campus that

supports both academic and extracurricular functions while enhancing

pedestrian safety and urban integration. He said the district’s vision aligns with

city planning documents such as PlanCOS and the Experience Downtown

Master Plan, which emphasize education, arts, culture, and pedestrian

connectivity. Mr. Lieber said the project is designed to strengthen the

relationship between the school and the downtown area, with a focus on

creating a vibrant, walkable environment.

Mr. Lieber said Phase 1A focuses on the southern block of the Palmer High

School campus, with the construction of a new academic wing and a full

renovation of the historic 1939 building. He said it also introduces streetscape

improvements and the installation of geothermal wells beneath a future

multi-use field on the north side of Boulder Street, and the vacation of Boulder

Street, which will allow for a cantilevered section of the new building and help

unify the campus. Mr. Lieber said Phase 1B adds a track and field facility on the

northern portion of the site, replacing the existing tennis courts along Weber

Street, and includes temporary parking solutions around the school to support

the new layout. He said they will be providing 484 parking spaces. Mr. Lieber

said Phase 2 focuses on expanding the school’s athletic and wellness facilities

with the construction of a main gymnasium that will house a swimming pool,

fitness rooms, locker rooms, and other related amenities. Mr. Lieber said each

phase will include detailed planning and community engagement to ensure the

campus evolves in a way that supports both student needs and neighborhood

character.

Mr. Lieber said with the rezoning they are trying to integrate Palmer High School

into urban fabric, but the school’s current zoning (R1-6) is outdated and results

in nonconforming conditions. He said the proposed rezoning to Form-Based

Zone Transition 2 (FBZ-T2) better supports the school’s urban context, allowing

for zero-lot-line setbacks, active streetscapes, and flexible design standards.

He said they do meet the review criteria for this application.

Mr. Lieber said regarding the Saint Vrain homes, the district acquired all four

properties for campus expansion. He said an architectural assessment found

that none of the homes qualified for historic registry. He said the district

explored relocation partnerships but found no feasible options. Mr. Lieber said

future development would include thoughtful design and community

engagement to create a new, appropriate edge along Saint Vrain Avenue.

Mr. Lieber said vacating right-of-way usually occurs around parks, health care

and education. He said the district plans to convert Boulder Street into a secure

pedestrian plaza with emergency and utility access preserved through

easements. He said Palmer High School is smaller compared to other schools

in the area. He said they are proposing gates for pedestrian access through

vacated Boulder Street. He said the new academic building will cantilever over

part of the right-of-way, making the vacation essential for construction. Mr.

Lieber said the closure would improve pedestrian safety and unify the campus,

estimating nearly 3.8 million pedestrian trips through the corridor over the next

decade.

Mr. Lieber said traffic studies and real-time counts showed that the closure

would have minimal impact on vehicle circulation, with most traffic naturally

redistributing across the city’s grid. He said emergency response times would

increase by only about 20 seconds, and alternative detour routes via Wasatch

and Pikes Peak Avenue are viable. Mr. Lieber said crash data from 2019 to

2024 showed 284 incidents near the school, with 14 involving pedestrians,

further supporting the need for improved pedestrian infrastructure.

Mr. Lieber said a follow-up traffic count conducted in August showed that actual

traffic impacts from the proposed Boulder Street closure were lower than

projected. He said traffic is being redistributed rather than concentrated, with

some shifting to Saint Vrain and most moving to Platte or other nearby

corridors. He said unsignalized intersections present turning challenges, but

most traffic is using signalized routes; however, adjustments to signal timing

based on time of day were recommended.

Mr. Lieber said the district is also committed to restoring the historic median at

Nevada and Boulder, with approval from the Parks and Recreation Advisory

Board; and making additional curb and gutter improvements. He said their

proposal brings a numerous community benefit, with the pros outweighing the

cons. Mr. Lieber said although construction is likely a decade away for Platte

Avenue improvements, the city requested a condition of approval allowing the

right-of-way to be reclaimed if no longer needed by the district, and the district

agreed.

Public Comments

Judy Owsley, President of the Palmer Alumni Association, said the design

team’s year-long, inclusive engagement process has been very thorough,

involving alumni, students, staff, neighbors, and community members through

surveys, meetings, focus groups, and open houses. She said as a steering

committee member, she visited similar historic high schools in Washington,

D.C. and was impressed by their transformations. Ms. Owsley said preserving

Palmer’s 150-year historic character while modernizing the campus is very

important. She said a key benefit of the project is improved student safety and

the addition of a full-size track and field for the first time in the school. She said

she believes the consolidated campus will foster school spirit and community

energy, while also enhancing downtown Colorado Springs.

Krista Burke, Principal of Palmer High School, said she is now in her third year

at Palmer and student safety, and educational quality are her top priorities. She

said there are approximately 1,200 students that face daily challenges crossing

busy streets like Wasatch and Boulder to attend PE and health classes. She

said some of the benefits of the new academic building design include

above-ground learning spaces and improved air quality control.

Austin Wilson-Bradley, Director of Economic Development, Downtown

Partnership of Colorado Springs, said he supports the project on behalf of the

Downtown Development Authority and the Partnership. He said a recent

economic study highlighted the need to better educate and train local talent for

the 21st-century workforce, noting that Palmer is downtown’s only high school

and plays a critical role in that effort. Mr. Wilson-Bradley said the project

represents a once-in-a-generation opportunity to invest in downtown education

and aligns with the goals of the Downtown Master Plan and Experience

Downtown Plan. He said he also supports the vacation of Boulder Street

because it enhances campus security and student safety.

Cheryl Brown, President of the Historic Uptown Neighborhood Association,

speaking for the residents to the north and east, said they have concerns about

vacating East Boulder Street, because it is a vital, signalized east-west

connector to downtown and I-25. She said diverting traffic to less safe,

unsignalized routes like Platte Avenue would increase danger, especially given

existing issues with speeding and obstructed visibility on nearby streets. Ms.

Brown said the three historic homes in the National Register should be

preserved instead of demolished, as they are essential to the neighborhood’s

character. She said parking loss is another major concern, as most residents

rely on street parking, and removing it would create safety risks, particularly for

students walking longer distances. She said the proposed rezoning to FBZ is

not necessary as the area is predominantly residential and should remain so.

Daniel Way, Middle Shooks Run resident for eight years, said Palmer High

School has a nice open, campus-like design, contrasting it with the enclosed

nature of modern schools. He said the school’s integration with public streets

fosters trust, safety, and a sense of community connectedness. He said it is

important to maintain the city’s 400-foot block standard, which supports

walkability and pedestrian experience. He said Colorado College and the

CityWalk apartments are examples on how development can succeed without

disrupting public access or neighborhood character. Mr. Way said he is

concerned that the proposed superblock design and Boulder Street vacation

would compromise Palmer’s unique identity, reduce pedestrian connectivity,

and send a misleading message about neighborhood safety. He said Boulder

Street is his preferred connector into downtown because of the signalized

crossing.

Amy Hill, Middle Shooks Run resident, said she supports public education and

the Palmer campus remodel but prefers the design with a pedestrian bridge that

maintains both pedestrian and vehicle access on Boulder Street. She said, as a

downtown resident and commuter, she is concerned about traffic safety and

congestion, as there have been frequent near-misses as pedestrian and driver.

She said she wonders about the reliability of claims that vacating Boulder would

have minimal impact, especially given its recent consideration as a key corridor

in city planning. Ms. Hill said breaking the downtown block structure would be a

short-sighted move for long-term urban planning. She said a suggestion would

be relocating the statue at Nevada to improve traffic flow and advocated for

scrambled pedestrian crossings around the campus to enhance safety without

sacrificing connectivity.

Mr. Tefertiller said he received additional comments by email, and he will

distribute hard copies to the Board. Young Shin, City Attorney’s Office, said

reading the emails received from residents is not a common practice, that is

why they are provided to the Board in advance, and the opportunity of

participating either in person or online to comment is available.

Applicant’s Rebuttal

Mr. Lieber said District 11 is committed to doing the project right, and while the

district could legally continue operating under R1 zoning as a state institution, it

chose to pursue rezoning to better align with the site’s design needs. He said

remaining in R1 would require numerous variances, particularly for setbacks,

which the FBZ zoning would accommodate more appropriately while still

respecting neighborhood character. Mr. Lieber said the district is committed to

maintaining Palmer as an open campus, especially during lunch, to preserve its

connection to downtown and the vibrancy students bring; however, there is also

the need to balance openness with student safety, especially during lockdowns.

Mr. Lieber said the idea of turning Boulder Street into a one-way thoroughfare

would prioritize vehicle flow over pedestrian safety and contradict the city’s

vision for a walkable downtown. He said pedestrian access should take

precedence and that the district is open to working with the city on traffic

solutions during future improvements to Platte Avenue.

Board members’ Questions

Board member Hensler asked if funding was available for all three phases. Ms.

Wise said the $100 million from the COP fully funds Phase 1 of the Palmer High

School project, which includes construction of a new academic wing and

renovation of the historic portion of the school. She said this phase also

features a new community entrance and convocation space at the Nevada

corner. She said funding mechanisms are time-limited, requiring all funds to be

used within three years, which is why construction is already underway. Ms.

Wise said the district expects to secure funding for the track and field portion of

Phase 1B; however, Phase 2, focused on building the athletic facility, remains

unfunded. She said the district’s goal is to pursue a bond to complete the

project, though any decision on that would rest with the newly seated Board of

Education.

Board member Hensler asked if they were not to get approval for the vacation of

Boulder Street, the project would stop at Phase 1A; and why is this application

just coming forward if construction is already underway. Mr. Calhoun said

Phases 1A and 1B are related to the vacation of Boulder Street. He said if the

vacation is not approved, the district would need to revise the master plan. He

said Phase 1A could still proceed, but part of the building slightly overlaps

Boulder Street, which would require adjustments. Mr. Calhoun said without the

street vacation, constructing a track and field on campus would no longer be

feasible, which was a key challenge the plan aimed to solve. He said the district

waited to present the plan until it had addressed multiple rounds of city review to

ensure alignment with all criteria. He said as a school district they can obtain

building permits, and due to time-limited funding, the district had to begin

construction without delay.

Board member Friesema asked how they obtained the permit for the

overhanging. Mr. Calhoun said they do not have that permit yet, only demolition

and foundation permits. Mr. Tefertiller said it may seem unusual, but it is not

uncommon for demolition or site preparation work to begin before public

hearings or entitlement approvals. He said demolition and foundation permits for

the Palmer project were issued prior to the right-of-way vacation, but because

the project is for a public school, those permits were not reviewed by the city’s

Planning Department, but by a limited group within Pikes Peak Regional

Building Department, acting on behalf of the state. Mr. Tefertiller said the vertical

construction permit, once submitted, will also bypass city zoning review, though

it is expected to align with the submitted development plan, which will still be

reviewed by the city and the Downtown Review Board. He said the street

vacation and zoning change are strictly local matters. He said public school

districts do not have the authority to use public rights-of-way without city

approval, and only City Council can authorize a street vacation. Mr. Tefertiller

said although the district has requested a specific zoning designation, state law

allows public schools to operate in any zone, meaning that while local zoning

codes may list schools as permitted, conditional, or prohibited uses, public

school districts are not strictly bound by those classifications when providing

educational services.

Board member Hensler asked if they have considered relocating the houses,

and if there is a possibility of having the field near Nevada instead. Mr. Calhoun

said the approved master plan includes redevelopment of the Herbs Field site

for athletic use, such as softball, baseball, tennis, and other outdoor facilities,

but not for a football field or track. He said the site is intended solely to support

educational and athletic programs at Palmer High School, with no plans for

unrelated development. Mr. Calhoun said the district has actively sought

partners or nonprofits interested in relocating the historic homes, but no group

has come forward yet.

Acting Chair Mikulas said the Palmer High School project is a complex one,

and, as a lifelong resident, he recognizes the project’s significance and its

potential to contribute to thriving downtown. Acting Chair Mikulas encouraged

the board to focus their questions and decisions on how the proposal aligns

with current planning frameworks and how best to support it within that context.

Acting Chair Mikulas asked for more details about the proposed programming

on Herb Fields and how it is related to students’ safety. Mr. Calhoun said the

proposed programming for Herbs Field includes limited changing facilities,

which would primarily support after-school athletics, with minimal daytime use

for physical education, such as occasional tennis units. He said most of the

daily student activity currently occurring at the Herbs complex would shift to the

new consolidated upper campus under the master plan and would significantly

reduce student movement to and from Herbs Field during the school day. Mr.

Calhoun said large athletic events would continue to be held at Garry Berry

Stadium, while Herbs Field would serve smaller, routine practices. He said

parking at the site would remain limited, intended only for coaches, drop-off, and

minimal circulation, with no plans to accommodate large event parking.

Acting Chair Mikulas asked if they could provide data on how the scenario would

change around the safety concern for students crossing during peak hours. Mr.

Calhoun said after-school use of the Herbs Field complex would remain

consistent with current patterns and student athletes would continue to use the

facility. He said after-school activities involve far fewer students than daytime

school operations. Mr. Calhoun said a larger site would allow for full athletic

consolidation, but the current plan maximizes available space by relocating the

highest-use elements to the main campus. He said the team did explore placing

the field along Weber Street within the consolidated campus but determined it

was not feasible due to space constraints.

Board member Friesema asked if there would be any type of separation given

that the field would be very close to the sidewalk. Mr. Calhoun said the track

would be positioned close to the sidewalk, separated by an ornamental fence

and a narrow strip of landscaping. He said minimal stadium seating would be

incorporated into the future athletic building, intended to accommodate small

gatherings rather than large events.

Board member Friesema asked if the area with gates for pedestrian access

would be a public space. Mr. Calhoun said they have plans for the east side of

the new academic building, where a setback fence would create a public

outdoor plaza along Boulder Street. He said this space is intended to be open

and accessible to the public, allowing for gatherings and community use. Ms.

Wise said, as Director of Engagement for the district, she manages crisis

communications and said there were two incidents last year involving

individuals with AK-47s arrested near the school, so it is the district’s

responsibility to prioritize student safety in today’s public education environment.

Ms. Wise said the district values the surrounding neighborhood and supports

community access; however, safety must come first. She said gates may need

to be locked at certain times, but the district is committed to exploring ways to

balance safety with openness. She said the district is willing to consider models

where public access to school athletic facilities is allowed in urban settings.

Board member Sokol asked if the houses plan to be demolished for the first

phase as the land use plan shows those sites as open space. Mr. Calhoun said

in the master plan that is part of Phase 1B. Mr. Lieber said the district is not in

the business of managing housing and that current leases will end by year’s

end. He said the district’s preference is to partner with an organization willing to

relocate the homes. Mr. Lieber said the timing of demolition or relocation would

depend on whether a partner emerges and what timeline they would need. He

said the district is open to accommodating that process if possible; however, if

no partner is found, the buildings will ultimately need to be removed to proceed

with the project.

Board member Sokol said looking at the land use plan, it seems that there is

room for at least two homes to stay until the beginning of the final phase. Board

member Sokol said given the housing crisis, it is unfortunate that they lose four

multifamily houses. Mr. Lieber said their preference would be to find a parter to

use those houses in proximity.

Board member Hensler asked if those houses were listed in the National

the Register.

Board member Sokol asked what the implications are for other intersections

and crosswalks if they vacate Boulder Street. Todd Frisbie, City Traffic

Engineer, said traffic studies showed a dispersion of traffic patterns rather than

significant congestion, and that signalized intersections at Saint Vrain and

Weber, as well as Boulder and Nevada, would remain available even if the

vacation proceeds. He said additional safety improvements, such as pulling

back parking near intersections and adding bump-outs, could enhance

pedestrian visibility and reduce risk. He said pedestrians will be using signalized

crossings and pointed out that existing medians allow for safer, two-stage

crossings.

Board member Sokol asked if those improvements would be absorbed by the

developer. Mr. Frisbie said it has not been discussed yet and those are not

specific requirements that the City has established. Board member Sokol said

Boulder is the main connector for the neighborhood to Tejon so, if the vacation

is happening, he would like to see pedestrian improvement and connectivity.

Acting Chair Mikulas said he would also want to see pedestrian improvements if

the vacation moves forward. Mr. Tefertiller said those details are usually part of

the development plan review that would come back before the Board early

2026.

Board member Hensler asked what City Engineering’s position on vacating

streets close to schools and hospitals. Mr. Frisbie said Public Works evaluated

the Boulder Street vacation request based on five key considerations outlined in

the staff report. He said the debate around street vacations is subjective and

context-dependent, but City’s Traffic Engineering team focused on the core

question: whether the public right-of-way is still needed. Mr. Frisbie said while

the city has approved other street vacations in different contexts, each case is

unique. He said in this instance, staff provided their interpretation of the criteria

for vacating Boulder Street and offered guidance for decision-makers to weigh

in accordingly.

Acting Chair Mikulas asked if the athletic field is only able to fit if they vacate

Boulder Street, and if that is the only reason they are doing it. Ms. Wise said that

is not the only reason, but student safety and campus connectedness. She said

by consolidating most student activity onto the main campus, the district aims

to reduce daytime movement across city blocks and better monitor student

safety. She said there was one incident where a police arrest occurred in the

middle of students walking to class, underscoring the difficulty of managing

safety across dispersed locations. Ms. Wise said Palmer’s new building will

support 1,500 students, up from the current enrollment of just under 1,200, but

below the original 2,000-student capacity. She said families and students have

expressed a desire for modern athletic facilities, which are standard at other

high schools. Mr. Lieber said that the original planning process included multiple

design alternatives, some of which did not feature a track and field; however,

the idea of a new gym and a reconfigured campus layout on the north side was

present. He said what emerged clearly from community feedback at that stage

was strong support for a more connected campus with independent of athletic

facilities. He said the primary motivation for the proposed Boulder Street

vacation was student safety and campus cohesion, and then the track and field

component was introduced to maximize the use of the unified space.

Board member Coats asked what the negative aspects of rezoning to FBZ

could be. Mr. Tefertiller said the Form-Based Zone (FBZ) is designed to allow

flexibility in land use within urban environments. He said traditional residential

zones are required to have setbacks from the street, the FBZ encourages

buildings to be placed close to sidewalks to promote a vibrant,

pedestrian-friendly atmosphere. He said this zoning supports urban density and

mixed-use development. Mr. Tefertiller said regardless of whether the site

remains zoned FBZ or reverts to residential zoning (such as R1-6 or R5), the

school district is likely to proceed with a similar buildout due to its authority

under state law, which exempts it from strict compliance with local zoning

standards like setbacks and height limits. He said the FBZ would allow a wide

range of future uses if the site were ever repurposed; however, given the $100

million investment in Phase 1A alone, he believes it is highly unlikely the

property will be used for anything other than a school for many decades.

Board member Friesema asked if the district could make various changes

without coming before the Board. Mr. Tefertiller said under state law, public

school districts are required to submit development plans to the local

municipality for review, and they could also require a public hearing before the

Downtown Review Board; however, they are not obligated to obtain final local

entitlements. He said they may proceed with development regardless of zoning

compliance. He said local governments do retain the right to request a hearing

before the school board, which ultimately has the final authority over what is

constructed on public school property.

Board member Sokol asked if the recommendations they would add would be a

requirement they have to meet. Mr. Tefertiller said the City retains full local

control over public rights-of-way; they have significant leverage to influence the

outcome of the project through conditions or modifications. He said if the

vacation is not approved, the school district would be expected to return with a

revised land use plan that reflects development without the vacated street. Mr.

Tefertiller said there might be disagreements between the city and the school

district over conditions, particularly if the district does not accept modifications

required by the Downtown Review Board, Planning Commission, or City

Council; however, the district has so far demonstrated a cooperative approach,

showing a willingness to align with local zoning and work closely with city staff

and technical experts to meet applicable standards. Mr. Shin said City Council

has the authority to place conditions upon the vacation of right-of-way, but they

should be related to the vacation itself. He said City Council could agree or not

to accept any recommendation placed by this Board.

Acting Chair Mikulas said he wondered if vacating Boulder Street is needed,

when some other things could be accomplished without doing so.

Board member Hensler said she likes the idea of connectivity; however,

wonders if the field needed to be there as most of the activities happen after

school hours.

Board member Sokol said, according to the applicants, about 3 million students

would be crossing within the next decade, showing most pedestrians would be

students themselves. Board member Sokol said he worries about public

connectivity from east to west for the public, making it challenging balance with

safety. Ms. Wise said the Palmer project is about creating a functional urban

campus, not just vacating a street. She said the district could bypass local

processes, but it has chosen to collaborate with the city and community to

ensure the campus fits the neighborhood. She said she understands the

complexity of balancing safety with access and expressed a strong

commitment to working through those challenges. Ms. Wise said the district is

flexible and willing to adapt. She said the district remains open to studying

community access needs and adjusting plans accordingly.

Board member Sokol asked if they knew how many people were living in those

apartments. Ms. Wise said she does not have an exact number but two are

lived in, while the other two are businesses, the Nevada property, which is not in

the historic district, has the most tenants.

Board member Sokol asked if they have considered maintaining residential use

on those properties. Ms. Wise said they had talked to the tenants, and they have

not expressed any concerns about ending their leases.

Board member Coats asked if the district considered having that area more

open to the public, probably outside school hours. Ms. Wise said they studied a

school in Washington where the track and field area is managed through a

shared-use agreement between the school and the city’s Parks and Recreation

Department, which has shown itself to be a successful and beneficial model to

the community. She said that District 11 is open to similar shared-use

arrangements and already has systems in place for public rentals of school

facilities; however, more community input is needed to determine interest and

shape how such access could work locally. Mr. Tefertiller said this is something

that could be discussed later but if this were to happen, conditions would need

to be established during City Council final’s approval. Mr. Shin said if the

vacation of Boulder is approved, that would become the district’s property, and it

would be up to them what they decide to do with that space.

Board member Hensler said, depending on construction phasing, public access

through the area may be limited or entirely restricted due to it becoming an

active construction site. Board member Hensler said it would be a trade-off

between losing vehicular access and making significant improvements in

student safety. Board member Hensler said, as a downtown driver, she noted

that avoiding student-heavy areas could make adjacent routes more efficient.

Board member Hensler said reducing student exposure to traffic is important

given the number of national incidents and the unpredictability of student

behavior.

Board member Friesema said large, complex projects are becoming more

common and should be expected in the future. Board member Friesema

strongly supports downtown development and believes this project is a prime

opportunity to merge public and private goals. Board member Friesema said for

downtown to thrive as a walkable, vibrant neighborhood, future planning must

prioritize maximizing public land use rather than diminishing it.

Acting Chair Mikulas asked what resources and site studies have guided them

to decide that the vacation is the best idea, besides safety. Ms. Burke said they

are trying to foster globally minded students and ensure safety. She said they

value students engaging with the downtown community and building

relationships with local businesses. She said many work-based learning

opportunities are located nearby, which supports educational goals. She said

distractions during school hours caused by public interactions can become a

concern. Ms. Burke said there was a past incident during summer construction

when a breach in the fence led to an unauthorized individual occupying her

office, underscoring the need for secure boundaries even during off-hours. Mr.

Lieber said placemaking is very important, and maintaining a full street grid

through campus areas can undermine a cohesive campus identity. He said high

pedestrian volumes near schools like Palmer and Colorado College already

cause traffic delays, even with crosswalk infrastructure. Ms. Wise said 50% of

Palmer’s student population qualifies for free and reduced lunch, therefore they

rely heavily on walking and public transit.

Board member Hensler said she said Boulder Street segment between Weber

and Nevada is primarily campus space and she sees potential for future

connectivity and student-centered development and believes the change could

enhance the campus environment.

Board member Friesema asked if the Board could just vote on the zone change

as a final decision, given that the Board does not have authority over the other

two applications. Mr. Tefertiller said the property is not currently form-based

zoned and the code anticipates that adjacent property owners may seek

rezoning into the district. He said in such cases, the Downtown Review Board

(DRB) is required to make a recommendation. He said, although the DRB lacks

direct authority over the land, it must still provide a recommendation on all three

applications and final decisions will proceed through the Planning Commission

and City Council.

Acting Chair Mikulas asked if they could recommend approval for two of the

applications and place recommendations for the third one. Mr. Tefertiller said

they can certainly do that; however, he would suggest adding a technical

modification with the recommendation of approval if that is the case.

Board member Friesema asked what the difference would be between the

vacation and revocable permits. Mr. Tefertiller said right-of-way vacation

transfers public land to private ownership, while revocable permits allow

temporary private use of public but are limited and must be renewed annually.

He said given the scale of proposed improvements on Boulder Street, relying on

revocable permits would be atypical and less ideal. Mr. Shin said vacation of a

right-of-way is not revocable at all, while revocable permits can be rescinded

under specific circumstances.

Mr. Tefertiller said there are three conditions proposed with the approval of the

right-of-way vacation, one of them being an agreement that would allow public

use of the Boulder right-of-way is unused.

Board member Sokol said he likes the vision of the campus, but he would like to

recommend two conditions if the project is approved: first, the applicant

implements substantial pedestrian safety improvements; second, that

residential land use be retained in Phase 1A to preserve affordable housing,

particularly the Victorian units.

Acting Chair Mikulas asked if they could put conditions of approval to the

development plan. Mr. Tefertiller said they can, as it is a more detailed

application regarding the improvements. Mr. Lieber said the development plan

already includes pedestrian safety improvements, such as upgraded ramps and

bump-outs at key intersections like Platte and Nevada. He said they have also

planned the removal of the southbound left-turn lane on Nevada at Boulder,

which will allow for sidewalk expansion and a new pedestrian ramp. Mr. Lieber

said they could potentially install bump-outs at the ends of Boulder Street to

reduce pedestrian crossing distances.

Acting Chair Mikulas said it would be up to the owner to decide what to do

regarding the houses. Board member Sokol said it would be a shame to see

those houses go when they could still have some benefits for affordable

housing. Board member Hensler said she considers it is not within the Board’s

purview to dictate what should be done in private property.

Motion by Board Member Mikulas, seconded by Board Member

Kuosman, to recommend approval to City Council the Zoning Map

Amendment of 8.27 acres for the two blocks bound by N. Nevada Ave,

E. St. Vrain St., N. Weber St., and E. Platte Ave. from R-1 6/R-5/OR

(Single-Family - Medium, Multi-family High, and Office Residential) to

FBZ-T2A (Form-Based Zone - Transition Sector 2A) based on the

findings that the change of zone criteria in Section 7.5.704.D. of City

Code are met once the following technical modifications are

implemented:

Technical Modifications to the Zone Change Application:

1. Revise the page numbering of the zone change legal description to

read "Page 1 of 2."

The motion passed by a vote of 6-0-1-2.

6 -

Aye:

Board Member Kuosman, Board Member Coats, Board Member

Hensler, Board Member Friesema, Board Member Mikulas and Board

Member Sokol

2 - Board Member Nolette and Board Member Lord

1 - Board Member Luciano

Absent:

Recused:

8.B.

LUPL-25-001 Establishment of the District 11 Palmer High School Land Use Plan

for proposed civic uses consisting of approximately 8.27 acres

located on the two blocks bound by N. Nevada Ave., E. St. Vrain St.,

N. Weber St., and E. Platte Ave.

(Quasi-Judicial)

This application is in association with the School District 11 Palmer

High School zone change and right-of-way vacation, which had their

first reading setting a hearing date on February 24, 2026.

Related Files: ZONE-25-0026, SUBD-25-0076, LUPL-25-0012

Located in Council District 3

Presenter:

Ryan Tefertiller, Planning Manager, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: 7.5.514 LAND USE PLAN

Motion by Board Member Kuosman, seconded by Board Member

Hensler, to recommend approval to City Council the Palmer High

School Land Use Plan consisting of 8.27 acres for the two blocks

bound by N. Nevada Ave, E. St. Vrain St., N. Weber St., and E. Platte

Ave. based on the findings that the land use plan criteria in Section

7.5.514.C.3. of City Code are met once the following technical

modifications are implemented:

Technical Modifications to the Land Use Plan Application:

1. Revise the Land Use Plan to illustrate student drop off areas and

accessible parking zones along N. Weber St. consistent with Traffic

Engineering guidance.

2. Call out curb ramps along N. Nevada Ave. to serve bus drop off

areas.

The motion passed by a vote of 5-1-1-2.

5 -

Aye:

Board Member Kuosman, Board Member Coats, Board Member

Hensler, Board Member Mikulas and Board Member Sokol

1 - Board Member Friesema

No:

Absent:

2 - Board Member Nolette and Board Member Lord

1 - Board Member Luciano

Recused:

8.C.

SUBD-25-00 Ordinance No.26-06 vacating the public right-of-way known as East

Boulder Street consisting of approximately 0.92 acres located

between N. Nevada Ave. and N. Weber St. (Legislative) (2nd

Reading and Public Hearing)

Related Files: ZONE-25-0026, SUBD-25-0076, LUPL-25-0012

Located in Council District 3

Presenter:

Ryan Tefertiller, Planning Manager, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: ORD_VacationROW_East Boulder Street

7.5.522 VACATION PLAT

Exhibit A - Boulder ROW Vacation Legal

Exhibit B - Boulder ROW Vacation Plat

Motion by Board Member Kuosman, seconded by Board Member

Hensler, to recommend approval to City Council the vacation of

public right-of-way known as East Boulder Street consisting of

approximately 0.92 acres located between N. Nevada Ave. and N.

Weber St. based on the findings that the vacation criteria in Section

7.5.522.C.5.b. of City Code are met provided the following Conditions

of Approval are applied and the noted technical modifications are

implemented:

Conditions of Approval:

1. An agreement between the City of Colorado Springs and School

District 11 shall be entered into that requires School District 11 to

allow public egress over the property if the space is unused for

construction or permanent School District 11 activities.

2. Request that D11 collaborate with the City to provide public egress

during construction of the PPRTA-fund Platte Avenue Improvements

(Wahsatch to Circle) project.

3. An agreement between the City of Colorado Springs and School

District 11 shall be entered into that requires School District 11 to

return ownership to the City of Colorado Springs, should the district

choose to dispose of the property.

Technical Modifications to the Vacation Application:

1. Revise the vacation plat to correctly and clearly identify the basis

of bearing and associated monuments to match the written legal

description.

2. Add notes and labels to the vacation plat to clarify that public utility

easements are being retained through the vacation. Portions of the

retained easements may be eligible for vacation at a later date.

3. Remove the notary block for the surveyors statement as it is not

needed for the vacation plat.

4. Revise "Colorado Springs Utilities Chief Executive Officer" to

"Utilities Executive Director" on the vacation plat.

5. Revise Note 8 on the vacation plat to meet Colorado Springs

Utilities' standards for reserved easement language.

6. Revise notes on the vacation plat that refer to dedicating new

easements via the plat.

The motion passed by a vote of 4-2-1-2.

4 -

Aye:

Board Member Kuosman, Board Member Coats, Board Member

Hensler and Board Member Sokol

2 - Board Member Friesema and Board Member Mikulas

No:

Absent:

2 - Board Member Nolette and Board Member Lord

1 - Board Member Luciano

Recused:

9. Presentations

10. Adjourn