At Risk Homes

Four historic homes near Palmer High School are at risk of demolition for a football stadium—including three protected in the Weber-Wahsatch Historic District. These buildings are part of our city’s story. Help us protect them.

Learn More About the Homes’ History

• 219 E St Vrain St – D11 purchased 05/30/2025 for $650,000
• 221 E St Vrain St – D11 purchased 05/30/2025 for $1,000,000
• 430 N Weber St – D11 purchased 05/30/2025 for $925,000
• 429 N Nevada Ave – D11 purchased 06/18/2025 for $1,600,000

How Can You Get Involved?

Email to Advocate for the Historical Homes

• Ryan Tefertiller, Case Planner, Ryan.Tefertiller@coloradosprings.gov, 719-385-5382
• Councilmember Brandy Williams, Brandy.Williams@coloradosprings.gov, 719-385-5193
• Channel 5 News, news@koaa.com
• Channel 13 News, news@krdo.com
• Channel 21 News, news@fox21news.com
• The Gazette Newsroom, vince.bzdek@gazette.com, john.boogert@gazette.com, jerry.herman@gazette.com
• National Register Historian for Colorado, Paul Lusignan, 202-354-2229, contact us form
• Solange Baquero-Meza, Staff Liaison for the Colorado Springs Historic Preservation Board, solange.baqueromeza@coloradosprings.gov
• Eric Newcombe, Colorado State Historic Registrar, eric.newcombe@state.co.us
• Katie Frank, Project Manager, kfrank@nescolorado.com
• Christian Lieber, Principal Architect, clieber@nescolorado.com
• Doug Abernethy, Principal Architect, doug@rtaarchitects.com
• Patrick Davis, Principal Architect, p.davis@perkinseastman.com
• Michael Gaal, District 11 Superintendent, michael.gaal@d11.org
• Colorado Springs Education Association Vice President, Jaclyn Roberson, Palmer High School, Jaclynroberson@gmail.com

More Ways to Get Involved

Email kfrank@nescolorado.com to request that you are added to the project email list.

Historic Uptown residents are encouraged to stay involved through the following:

1. Attend Engagement Meetings: Participate in upcoming sessions to provide input. Future meetings will discuss finalized design elements and address neighborhood-specific concerns.
2. Provide Feedback: Share thoughts on traffic, parking, and construction impacts through the project’s dedicated survey and feedback channels.
3. Stay Informed: Follow project updates through Historic Uptown and District 11 communications.

Historic Uptown’s Involvement

As the only high school in downtown Colorado Springs, Palmer’s transformation will serve as a bridge between the school and the wider community. For Historic Uptown, ensuring this project aligns with neighborhood values and logistics is essential to preserving the quality of life while fostering a space that supports students and residents alike.

Historic Uptown board members have actively participated in community engagement sessions to ensure the neighborhood’s concerns are heard. The board has emphasized three primary concerns:

1. Parking: Increased construction activity and the reallocation of spaces could create challenges for both residents and visitors.
2. Traffic Changes: Proposed pedestrian-focused designs, such as the potential closure of Boulder Street, may alter existing traffic patterns significantly.
3. Road Closures: Temporary and long-term closures during construction could impact neighborhood accessibility.
4. Preservation: Preserving the historical integrity of our neighborhood.

Board members are committed to advocating for solutions that mitigate these concerns while supporting Palmer’s vision for an enhanced campus.

The renovation plans are still being refined through a collaborative process with feedback from students, staff, alumni, and community members. Highlights include:

• Modernized Academic Spaces: Classrooms will feature better lighting, temperature control, and innovative designs to foster collaboration.
• Improved Athletic Facilities: New facilities aim to enhance student experiences while promoting community engagement.
• Preservation of History: Key elements such as the clock tower, courtyard, and “Front Nine” will be integrated into the new design.
• Traffic & Accessibility: Plans for pedestrian-friendly infrastructure and enhanced parking are under review to ensure both safety and accessibility.

Three proposed campus designs, including options for connected campuses and reimagined public spaces, have been presented to stakeholders.

May 21, 2025 Meeting with D11

Summary

The discussion focused on the historic preservation efforts surrounding Palmer High School, with key participants including Jessica Wise, the Director of Engagement for School District 11, and representatives from local neighborhood associations. Jessica introduced her colleagues and highlighted the importance of community input in the renovation project, which has a $100 million budget aimed at modernizing the school while preserving its historic elements. The project is structured in phases, with the first phase set to complete by July 2027, and includes the construction of a new academic wing and renovations to the 1939 building.

Concerns were raised regarding the adequacy of current athletic facilities, particularly the lack of a track and field at Palmer High School, which is the only traditional high school in the district without such amenities. The group discussed the implications of this equity issue and the need for a parking study to address community concerns about accommodating visitors to the new facilities. Jessica noted that the proposed athletic facility would primarily serve practices and physical education classes, which could help consolidate student activities on-site.

The approval process for the master plan was clarified, confirming that the school board had approved it in May, allowing the project to proceed. Discussions included the submission of a formal application for land use and zoning changes to facilitate the renovation. The upcoming presentation to the Historic Preservation Board was also mentioned, which will focus on preserving the building’s original features. The timeline for future phases of the project is contingent on bond approval, with an estimated two-year construction period for phase two.

Concerns about the potential demolition of historic properties to make way for new facilities were voiced, with suggestions for alternative management strategies to preserve the area’s historic character. Jessica acknowledged the district’s challenges in property management and the need for community involvement in decision-making. The conversation emphasized the importance of maintaining open dialogue and collaboration to ensure that the community’s needs and historical assets are respected throughout the renovation process.

Topics Discussed

Introduction and Technology Discussion
Jessica Wise, the Director of Engagement for School District 11, welcomed attendees and introduced her colleagues, Lauren Mason and Hannah White. They discussed the use of a note-taking app that helps track speakers and action items during meetings, highlighting its benefits for project management.

Introduction of Participants and Their Interests in Historic Preservation
Cheryl Brown, President of the Historic Uptown Neighborhood Association, emphasized her vested interest in Palmer High School and historic preservation. Dianne Bridges, her Vice President, discussed their collaboration with over 20 neighborhoods and the importance of community engagement. Robin Walters and Tim Scanlon shared their experiences in neighborhood associations and their long-standing commitment to historic preservation in Colorado Springs.

Palmer High School Renovation Overview
Jessica Wise outlined the Palmer High School renovation project, initiated with a $100 million investment to modernize the oldest high school in Colorado Springs. The project includes a comprehensive renovation plan that emphasizes community engagement, with over 50,000 interactions recorded. The first phase focuses on constructing a new academic wing and renovating the original 1939 building, while future phases will depend on additional funding.

• The timeline and funding structure for the Palmer renovation.
• Community engagement and feedback regarding the Palmer project.

Discussion on Track and Field Facilities at Palmer High School
Hannah Faith White explained that the existing track and field at Earp’s gym is inadequate, requiring students to travel to Wauson for practice. Jessica Wise emphasized the equity concern, as other high schools have received new facilities. Cheryl Brown raised parking issues related to the proposed sports facilities, questioning where attendees would park given the neighborhood’s limited parking options.

Parking Solutions for Palmer High School Area
Jessica Wise addressed the parking challenges faced by the Palmer High School community, noting that students expressed reluctance towards an underground parking solution. The city has agreed to lead a parking study to evaluate options for a garage that would serve the neighborhood, considering input from local businesses and organizations like Harvest Local and First United Methodist.

• The ongoing discussions about parking solutions in the area.

Master Plan Approval and Zoning Changes for Palmer High School
Dianne Bridges inquired about the entities involved in the master plan approval for Palmer High School, which Jessica Wise confirmed was approved by the school board. Jessica explained that the approval allows for construction to begin, while Hannah White mentioned that signage will be placed to inform the public about upcoming closures. They also discussed the need for a formal application to change the zoning from R1 to a form-based zone.

Palmer High School Renovation and Historic Preservation Update
Jessica Wise explained that the purpose of the discussion with the Historic Preservation Board is to present the historic preservation efforts related to the Palmer renovation, led by architect Christine Costa. The presentation aims to share information transparently and discuss options for the properties involved. Dianne Bridges asked about the timeline for phase two, to which Hannah Faith White responded that it would depend on a bond approval, estimating a two-year construction period if approved.

Discussion on Historic Preservation and Property Management at Palmer High School
Tim Scanlon highlighted the tenuous connections between the Patty Jewett neighborhood and Palmer, noting that the school district’s acquisition of properties could jeopardize historic buildings. Jessica Wise admitted the district’s naivety regarding property management and asked for suggestions on how to improve their approach. Dianne Bridges and Cheryl Brown stressed the importance of maintaining the historic buildings to prevent further deterioration.

• The importance of preserving historic buildings in the neighborhood.

Historic Preservation Options for Palmer High School
Jessica Wise emphasized the goal of creating a cohesive campus and acknowledged the obstacles presented by specific properties. Tim Scanlon proposed that the school district acquire the properties while allowing private owners to manage the buildings, which would help maintain the historic character of the district. Dianne Bridges suggested further exploration of these options for future discussions.

Palmer High School Athletic Facility and Land Use Discussion
Cheryl Brown questioned whether there were options to place the field without demolishing buildings, to which Jessica Wise responded that removal is necessary. The discussion highlighted the need for the athletic building to be positioned to maintain a view corridor of Pikes Peak, which also requires the removal of certain properties.

Discussion on Historic Preservation Options
Jessica Wise discussed the ongoing historic preservation efforts and the role of Ryan Tiefertiller in the planning process. Cheryl Brown raised concerns about the perceived lack of options for the community regarding the preservation of buildings, indicating that it seems decisions have already been finalized. Robin Walters echoed these sentiments, urging for more clarity on potential options.

Action Items

• Jessica Wise will share the emails of her teammates and the lead architect with the participants to facilitate ongoing communication.
• Jessica will schedule a follow-up meeting in June to discuss the outcomes of the June 2nd meeting and address current questions and concerns.

Historic Uptown Neighborhood Association
Drafts Questions
July 2025

Palmer High School FBZ-T2A Development Plan Project Statement

November 4, 2025, Downtown Review Board Meeting

Meeting Notes

Ryan

• Exciting investment in downtown COS
• Exciting and unique – 1^st time since 2009, a request into FBZ
• Did formal public notice, within 1,000 feet multiple times, 300 postcards mailed.  Posted the site, 6  posters, in addition to standard, school district has done a “robust” engagement effort (a steering cmte, multiple public open houses to keep everyone informed, lots of info on D11 website, discussions on social media, mailings, school board, a number of targeted stakeholder meetings faculty, students, stakeholders in the area, etc)
• Open house and public engagement, lot of discussion and different concepts early in the process including the ROW, removal of a few houses w/I historic district, obviously stakeholder discussion about transportation needs/connectivity/integration of future community partners (e.g., YMCA), very intentional in integrating education with downtown community…
• Significant agency review from all key agencies…a unique project, gone through a lot of detailed tech review on wide range of issues
• Probably largest review was vacation and traffic impact (real or imagined traffic impacts)   new updated traffic study done after temporary closure…documented impact
• Conditions of approval…public works and traffic engineering….need to cooperate w/city in years ahead on traffic impacts along platte and potentially if D11 disposes the campus, city can regain the ROW if not used by school in future.   Working on an IGA (intergovernment agreement)
• Compliance with PlanCOS….site is located within the downtown area and it complies with a number of chapters/goals

Chris Lieber

• Uniqueness and opportunity of project
• Expansion into FBZ, a dept bring forward dev plan, investment downtown and surrounding neighborhoods and youth/future
• Jessical Wise, overling, Brian Calhoon RTA, traffic consultant, etc
• Extensive communication engagement and process
• Commends D11 in engaging
• 40,000 different touchpoints, includes enewsletter, through CONO, through D11 to students/teachers, 24 different focus groups, 6 public meetings/hearings, 6 times to D11 school board
• Jessica Wise – Director of engagement .  She talked about why D11 is moving forward with this.
• Brian – master plan
  • Palmer is the only HS without a full track
  • Phased implementation…can’t do it all with $$$
  • Improves student safety, definable boundary to control/maintain, creates public spaces that are protected for students
  • IB – it includes potentially 4^th floor on building, addition of practice field and all weather track (only one way it can fit on the site), 20 foot fire space overlaps field with homes. 
  • Not an enlargement of the school, capacity is in fact reduced….approximately the number of students today of 1,100….high water mark was 2,000 (don’t see that)
• Chris L
  • Land use plan.
  • Relationship and vibrancy school/students bring, primary civic spaces are all called out and play a critical role
  • Some of the issues/topics hear a lot about
    • Student safety – very significant topic/area of concern, project intends to address this
    • Traffic – luxury of doing a study before and after closure
    • Parking
    • Zoning – why FBZ
    • Pedestrian safety
    • emergency response times and impact
    • st Vrain houses
    • Platte corridor study
    • Bus/parent drop offs
    • Potential business impacts
  • Land use
    • Majority of improvements on southern block
    • Academic wing, complete renovation of 1939 building
    • Improvements to boulder corridor
    • Parking
      • Palmer HS is unique, when it comes to parking demands.  It is urban, much larger percentage of students walking to school/using other models, and look nationally at trends across the board (it is changing that more & more young folks are waiting for years to get driver license…not 16 anymore).   When look 1 space for every 750 sq ft., we meet and exceed with that with a demand of 400 spaces in 1A and 1B.  District has several parking sapces available, two lots other side of weber and other 40 cars, + 44,   at Erbest Field, Cheyenne Avenue to NE, onstreet immediate adjacent today….all used today for many,may years.  Engaged with city, parking enterprise, what is the long term vision, how can we become part of that.  We were urged to take a look at surface parking a block or tow, there is a tremendous amount…..over 2,000 spaces (many associated with YMCA, churches).  As we look long term, evolution what can we park on our own facilities, next step is to reach out to other entities and explore their parnerships and then beyond that look at parking garages and other facilities.  Tremendous amount of opportunity to look at parking parnerships, given the amount of surface parking that is within easy walking distance.
    • Homes
      • Homes along, small portion of NE block, fits within Historic District, captures 3 of the 4 building on northend of site.  This is not an historic overlay, within those overlays the HPB has jurisdiction, that is not the case in this location.  The district just did acquire these buildings for the campus.  RTA Arch did an evaluation to understand their historic significance, conclusion is that none of these buildings will qualify for historic register.  We looked at what are other options, considerations, might there be another entity (someone interested in affordable housing, partner where these homes could be relocated).  To-date, we have not found a partner despite being open to that.  To accomplish these goals those homes have either to be relocated or removed….and that is what is intended ith this plan.  Number of conversations with neighbors about this concept….we’ve heard they provide an edge to the neighborhood, concern is that edge begins to change.  We want to communicate that in the same way we commit how to address the neighbors across the street, that same community dialog….we create a new, but appropriate edge.   We think it interesting that if you look at the boundaries of the historic district, public streets or alleys…..their transition today is simply the back of the homes and parking.  That is the current transition today, that transition today is very poor at best. 
      • I did not capture all of his points…on ROW, zone, etc.  
      • Experience downtown, particularly on the north end, this project fits in beautifully, dev plan will talk about street scapes
      • When look at all the community benefits, urban dev, arts & culture, healthy lifestyle

Public comment

1. In support.  
   1. Judy – Pres of CSH Palmer Association.   Systematic and thorough way design team worked to get info…for over a year.  Leaders have spoken to our alumni association.  Member of steering committee.  Will become a state of the art facility.  Preservation of the historic character of our school…design team has ensured the history will be preserved, safety.   Full-sized track & field.  What a boost for our students energy spirit and a vibrant sense of community.  This will enhance the downtown plan and students will benefit.  Thank you
   1. Christine – Principal of Palmer HS.  3^rd year on campus.   Really enjoyed being part of the process of reimagining how downtown.  First, safety of our students…around 1,200 every year.   Innovative way of learning, above ground vs. down in the basement. 
   1. Online – Austin Bradley – director of Economic Dev for downtown COS.   Recent earmark study, assess our community strengths and shortcomings….better educate and train for next century workforce.  Providing a once in a generation lifetime opportunity here to invest in Palmer and downtown education is an opportunity not to be wasted.  Will show employers and families that we are committed to investing in education.  Fully agree with everything presented by project team.As DTP, really invested in clean & safe initiative, this is important.  Aligns significantly with the DT master plan.   Lot of support and excitement….support for the vacation to consolidate the campus.
2. Against
   1. Cheryl
      1. Speaking for residents around palmer to north and east.  Lot of concern on closure of boulder street.   Connects neighborhood….a safe, predictable traffic.  Platte not so much.  Mother died at an unsignalized intersection, very dangerous.   Only go to signalized intersections downtown, parked cars block traffc and on weber/Nevada, people drive fast. 
      1. Agains destruction of 3 national historic house.  Don’t know if can we swap, they want boulder, we want the houses.  We should save them.  Under
      1. Removal of parking and closure of boulder.  No one has a garage, it is all fair game.   Parking is a big deal, throwing these cars on the road is not a good idea.  Making kids park a long way is not safe.
      1. Rezoning to FBZ2T is not necessary.   It is all commercial, the neighborhood is residential, all the zoning to the north is residential, can make it to R1 and do everything they want to do, no need to do this.
   1. Daniel Way
      1. Its distributed layout…trust our students and neighborhoods.   Moving amongst the public provides connectiveness, quality is directly related to this connective.   Exclude general public.   CC keeps a public access…we value the block standard, include the public.   We want this flagship to thrive, can do that without erasing, without compromising public availability.   If our streets are not safe enough for our kids, we are doing something wrong.   Making a super block, by citing student safety with public exclusion…no.   respectfully ask you to uphold our block standard, retains public accessibility
   1. Amy Hill
      1. MSR resident.   Pro education, option 3 that has the pedestrian bridge.   Work downtown, live downtown, pedestrian downtown also almost hit by cars.   I feel that could/may follow these    Boulder was consider just one way road, not do that, it is too important to keep.  Doesn’t make sense to do that now today.   Break up the block structure is not good….reasonable.  Look at other options.   Care about safety, scrambled pedestrian (????) at various locations.  
   1. Mariah
      1. 2 min?
      1. Ryan would not read her statement.   (he could not)
      1. Ryan has a hard copy of the email he sent yesterday.  
      1. Received one additional one, not yet forwarded.   Recent student at Palmer.  
      1. They asked to review Mariah’s statement.  

Chris Leiber

1.  Concern about rezoning.   District wants to do it right.   Could the district continue to build in R1, yes.   But we’ve taken another step, what is the right fit?  What matters in the end of the day, what does that design edge really look like.   If we kept it in the residential zone district,, numerous variances (eg. Set backs, )  with FBZ zone ad good design can retain a proper edge to the neighborhood.
2. Appreciate the comment about the student vibrancy bring downtown, Palmer will remain an open campus when it comes to lunch.  What is the right balance between student safety, being a downtown campus be a permeable as possible, yet those very real concerns around times when campus has to be on lockdown (reality of our times), need the ability to manage that, as well as ability for students to move on/off at lunch throughout the day
3. Comment about one way coupler, I was part of that.  Remember well.   A lot of push back on that, increating it was moving traffic quickly and more efficiently downtown,  also meant a compromise,  takes away from that notion of pedestrian of friendliness.   A one way coupler doesn’t feel right, with pedestrian access/movement…this is an opportunity to say pedestrians matter, they are first and not to look at boulder as a primary thoroughfare.  
4. Signalized intersections….we can talk about that.

Nadine (I think)

1. Is funding in place for all three phases.  If not, how will they be approved if funding doesn’t come, what happens.    What about the timeline and how overlaps with funding?
   1. The $100M fully funds phase 1A.   timelimited, only 3 years to use the $$$.
   1. Phase 1B.   track/field we believe the capital team can secure $$$. 
   1. Phase 2 is unfunded.   The athletic building, going for a bond, will go to community tax payers.  She can’t speak for the newly seated board.  We do have contingency plans if we do not get it.
   1. Why are we seeing this requests now, when construction is already underway.   Because we are not certain for 1B and 2, is that fair to say now is the time?   RTA – the phases, if boulder not approved would need to change master plan.  Cantilever would be addressed.   Prohibit the ability to put track/field on campus….why just hear now….been in with dev plan in June, wanted to resolve review before going forward.   As district we have ability to get building permit, moved forward cause of time limit.  How did you get the permit for the overhang (not permitted yet)
2. Brian answering a question.  Do include erbst field as part of the master plan…it will be used, but not football or track.   For other uses.  No intent to develop that site other than primarily for athletic abilities.   Can be developed a little differently.  As far as the homes on the north side, have put a call out for any group/non0-profit to see if anyone wants to relocate.  Nobody has come forward yet.  Still a possibility.  
3. Programming anticipated for the field…how will it be similar and/or different on the field.   How will new field solve the safety concerns.   The proposed, baseball, tennis courts, limited changing facilities, primarily athletics after school….maybe use for PE for tennis, limited number of students during the day.  Much of what’s on that field now, will move to the other field.   Majority of students will not be required to go down to the erbst field.  That field will be for largely after school athletics.  There is parking on that site now, there will be a small/limited amount of parking on that site in the future.
4. There will be minimal stadium seating on the new field, close to the new gym building.
5. Pedestrian plaza, been described as public.   On the east side, we would have a fence that is set back, there is a small area that is public.  We need a line where we define campus/non-campus.  But to be clear, it is not like CC where you can walk through it during the day.   During the school year, we need to define what is public/what is school….the intent is not that it is completely open like CC is today.  Crises communications….in that vein while we do not have specific ….last year twice ak-47 arrested twice last year around the high school in the neighborhood.   It is a reality for us, safety takes priority, the school district is very willing to think about what are the opportunities to create community access to the campus, while ensure student safety.  During school have to lock the gates.   Very complicated discussion, how c
6. Land use, currently marked as open space.  When will homes be demoslished.  In phase 1B in master plan.   Asked Chris if any clarity…no, think in terms of timing.  It is fair to say the district is not in the business of providing housing/being a landlord.   Not their forte.  At this point, the leases for the individuals in the building will be up the end of the year.  So its use as residential will come at a close at that point.  We do have an opportunity to find a partner to relocate those building, been actively encouraged…the timing on when that will happen will be driven by a partner if one comes forward, confident the district.  However, f no partner comes forward, then the reality is those building is those need to be removed.   Best we can offer at this point. 
7. Board member said:   Looks like there is room to keep till phase 3, with the housing crises seem a shame we lose that.  Question the board, in changing there might be other companies in COS who can operated as property managers.   Be tragic to have empty houses for years or have them demolished with just an open area.  
8. Discussion that the homes are not individually listed on register.
9. Pedestrian safety measures the city can do.  Question to Todd from the Board.
   1. Todd only spoke to Nevada change.  
10. Board member brought up other pedestrian safety changes to be made with challenges brought about by the closure of Boulder   Todd said no on St. Vrain.  He said they could pull parking back from intersections.   In a lot of ways, the intersections are safer than most cause they have medians.    Question are these changes responsibility of the developer or the city.   Not discussed, have not required any changes in response to the application….
11. Pedestrian safety improvements.   Ask from MSR request.   Ryan says these are usually part of the dev plan review….early 2026.   That plan should show public improvements, curbs, pedestrian improvement changes, crosswalks, signage, stripping, parking away from intersections….can be part of the dev plan.   Does seem like it would disconnect us with downtown, if that is going to be the case, he would like to see some improvements on the pedestrian safety.  That should be done if we close Boulder.  
12. History of closing streets for hospitals, etc.  question to Todd.   Traffic engineering do you have a philosophical perspective on closing of streets.   Disruption of the grid is one of our considerations.   We looked at that.   There is no general philosophy, all driven by the context and where it is.  Since he’s been on staff, they’ve considered several and have approved them.   We’ve articulated our position on this.  
13. Understand the reason for the field on the campus.  To help with the students productive learning environment and safety.   The field is the real reason for the vacation.  Is that correct?   No, safety and connectedness is the starting point.  How create that.   The field then came into discussions.  Trying to limit traffic during the day…keeping the majority of our students on the two blocks in a more contained space, when launch downtown just go in one direction.   Individual arrested in the middle of their students, police office pulled gun in middle of students.   Difficult.   Drives majority of activity to the two blocks, while
14. Looking to grow but never to get back to 2,000.  Currently at 1,200.  Hard to choose Palmer with every other school has a nice track and field.   Our first clients are students….
15. Chris L said they looked at different alternatives, three of them.  Let’s explore this idea of a connected campus…heard that loud & clear from folks during the process.   That was the primary driver for the closure.   When that came, how can we then maximize the space.  That is when the field came in
16. FBZ and R1 question.   Ryan.  FBZ, tends to be use flexible.   Most urban uses are permitted in an urban.  The standards are also written to require and support urban density (e.g., max set back vs. min set back).    Whereas residential zones require set backs, front lawns, etc.   regardless of what the zone of this site requires, the school district will likely pursue a building out that is on the land use plan, because of state authority they do not have to comply with zoning.  One issue raised regarding the FBZ, is long term.  Meaning 50 years from now, when we no longer have high schools, what would the FBZ allow as future uses if not used as a HS.   Defer back to original comments, FBZ very flexible, wide use.  $100M investment, this property will be used as a school as a long time.  The surrounding zones do support the establishment of FBZ for use.
17. Between now & 75 years, any changes will not necessarily come back for warrants cause they can do whatever they want to do.  According to state statutes, school districts are required to make a submittal.   State requires a submittal, also give schools the ability to receive the input and then proceed.   Local municipalities can request a hearing in front of school board.
18. Put requirements on the vacation as a condition of it.  We have local control over our ROW today, the land-use plan illustrates the use of the ROA.   Dialog to-date has been one of cooperation…
19. Attorney – condition on the vacation.  The city code does give Council to place conditions on the vacation.   They should really be related to the vacation itself.   The conditions themselves have to be related to the vacation. 
20. Hung up on….vacating the ROW.   Question on if it is necessary.   Hard for me not to imagine a scenario with some of the objectives walkable grid, maintain connectivity.   Nadine is stuck on the field concept….after school.  More questions around that.  Field is not the primary reason for eliminating the ROW,   Not sure the vacation is necessary thing.  
    1. Over 3M student crossings in the upcoming years.   Because of that, he thinks vacating boulder a good idea.   Preserve a pedestrian ability through the campus….laying security w/connectivity to the neighborhood is a challenging thing.   Discuss this.    D11 – response, what we have to do and what we are doing….being a downtown campus, easiest to say as a district we have the right to.   Urban campus is to say we are open to how to work through the issue of student safety with neighborhood connectivity.  We are really committed to working through this…..it is worth it to sit through conversations on this.   We have done some unprecedented things….New life church, new rental agreements.   We are doing something different.   We are very open, can we do a study in understanding when the neighborhood most desires access….not a hard and fast commitment.  
    1. Question on the historical.  How many people currently live there?  My person is not here.  Two are houses; two are businesses.  The Nevada home (not in district) has highest number.  Two in district are business.   Who is maintaining them until.   We are using a third party to manage the leases.   If brought to us by the tenants, we would entertain keeping, hasn’t been brought up to us. 
    1. How the community use the campus, would seem like evenings and weekends.   Has D11 thought that through?    Are there times….We went to Wash DC and how they integrated.   We saw shared time and not shared time….we’ve been studying that.   We are comfortable with shared use at different times, we need to hear details from the community on what they want.   When does this happen in the process to Ryan?  He is not sure he has a perfect answer for that.  Public use of what it today public ROW.   And issue/condition that is required by Council as part of the vacation.  A note.   Ryan does not know, difficult part is it is part of later phase of development (but I ask myself they are asking for it now).
    1. Attorney….on council’s final action, that title of that ROW will convert to the adjacent property owners.  Upon that, what the district decides to do with their own land, they do.   Upon the ordinance by Council, that is the last decision authority of the city.  
    1. Board member.  Don’t see why we say one or the other….always a proponent of downtown, projects will be bigger and bigger.  This is a prime example, where we have an opportunity to “weave things”….weave the public and private entity and get what everyone wants.  This is exactly if we want downtown to be walkable…we have to think that way moving forward.  Don’t negate the public realm to accommodate a single use.
    1. Expressed appreciation of Daniel Way.   And his support on the project.   Consider help Boulder street remain publicly available.   Question for the applicant:  what resources, insights can you share that this closed campus model will help the students more so than what’s happening to the public.   Need to see why this is important beyond safety.   Question from board member to D11.   Principal responds.   Closed campus vs. connected campus.   Fence around the facility…..Reestablishing a public realm equivalent to the programming of the students.   Great question….some of the things we “see” with our public how our students become more globally minded that it is more than just themselves and a lot of safety.   In not safety, it is great for our students to interact with businesses/local.   There are tremendous benefits, but a lot of distractions during school hours.  Would love a bridge over our campus, but where will that money come from.   When construction started, we had breaches…..no security, we were housing unhomed individuals.  Safety and distractions.  
    1. There is a point of which the sense of campus begins to come apart, there is value in that.  Also, more practical.   Make a right turn outside of Palmer at lunch time, students don’t all queue in a bunch….see a stream of students.  Causes a significant amount of vehicle backups.  Placemaking, safety.  Need to develop school as community, largely cause of the demographics of the types of students there (can’t afford cars, etc)
    1. Nadine – supported the vacation
    1. Another board member – he is not in support of the vacation request, had a question about FBZ (Ryan said DRB has to make a recommendation on all three applications….land-use, zoning, vacation request)
    1. Another board member….question on zone change, rec denial of vacation.   Can do that, can recommend approval of land-use plan (but ask it to be updated to retain retention of boulder ROW).
    1. Another board member…what are the pros/cons of vacation vs. revokable permits.   Allow property to go from public to private.   Revokable allow limited temporary use of private use of ROW (technically one year permits that need to be renewed).    Ryan, given the number of proposed changes within the ROW that is a little bit of an atypical use of a revokable use…does happen, not ideal.  
    1. Attorney, a vacation of a ROW, approval of that cannot be rescinded.  It is done.   A revokable permit can be revoked, can be taken back.  
    1. A revokable might add a little bit of flexibility.   There is a permance to this decision…
    1. Staff has recommended 3 things….
       1. allow for an agreement public use to continue if the space is unused for construction activity
    1. Another board member…personally like the design of the campus.  He would like a couple of conditions…the applicant makes considerable pedestrian improvements to mitigate impacts, retain residential land use for phase 1A for the tenants)…he wants some condition for using the homes for affordable housing.   He wants to put them with the vacation…make them conditions.   Ryan – yes, It is reasonable for the dev plan to address safety improvements on that plan.   Tie these to the ROW vacation….needs to be spelled out as part of your condition on what exactly you are looking for.  
    1. Can we make a recommendation they look at it, get a recommendation from the traffic engineer.   Otherwise, I have a list.  
    1. A separate board members says they don’t see a need for conditions, he is comfortable they will address it.  
    1. One Board member – Shame to see houses empty for a few years, or bulldozered….he recommends advocate for affordable housing.   Nadine – Don’t think it is the purview of this body to prescribe what a landowner does with their homes.  
    1. Ryan – a lot of great dialog today.  We are at a point where we need a motion.   Zone, land use, ROW
    1. Brian Nichols – motion to approve zone, with tech modifications recommended by staff in the staff report.   Approved??
    1. Motion for approval land use plan, with tech modification to plan as prepared by staff.  Pedestrian and public realm priorities he feels do not believe are being met, he does not believe the vacation is being met in an urban.   Brian Nichols – wants to make a motion to modify.   Make a motion to modify, approval Item 8B to include tech modification as proposed in addition to include a modification to consider the ROW on boulder for future ramifications to pedestrian use and access to the ROW.   Restated….to be updated to establish public realm equivalents and public easements.   If there is a ROW, the land-use plan must be updated to reflect public use, public realm equivalents and public easements. Ryan said it is challenging to implement the language proposed, the condition needs to be black & white (making effort to achieve something is hard to evaluate).  A connected safe campus that preserves the public accessibility….that is what he is trying to get.  
    1. Another board member, this is severing connectivity….increases for the students and that outweighs the public.   Do something for safety around palmer, improve the intersections around there is a good idea….suggest we revisit that or add into the motion (divert public around the edges vs. through the center…Nadine).  
    1. Board two options….
       1. Add wording
       1. Support the motions and tech, allow staff to articulate concerns to planning commission and ultimately to council.   Staff relays items    he pledges to relay the concerns…informal vs. formal.
       1. Where does the pedestrian enhancement
    1. Withdrew his motion.   5 members in favor.  
    1. Motion to approve the vacation…..
       1. He will not be supporting the motion, wearing his FBZ hat.  Bobby
       1. Nadine seconded it
       1. 4 members in favor, passes

Process for appeals may appeal. 10 days from Friday, Nov 13^th, $176 fee.  Specific zoning code requirements not addressed. 

Adjourned at 1:41 MT

December 10, 2025, Planning Commission Meeting

Meeting Details

• City Calendar
• Agenda

News Coverage

KRDO13 Interview

Tim Scanlon, our local historian, was interviewed by Mackenzie Stafford at KRDO13 on April 23, 2025, to bring attention to our concerns about the demolition of historical homes.

Read the article and watch the interview

Gazette Articles

Plans to renovate Palmer High School, close Boulder Street moving ahead (December 10, 2025) – Cheryl Brown and Tim Scanlon from the Historic Uptown Neighborhood Association asked the school district to consider keeping the homes and using them for teacher housing.

Cheryl Brown, our President, and Tim Scanlon, our local historian, were interviewed by Eric Young at the Gazette in May 2025 to bring attention to our concerns about the demolishment of the historical homes.

Read the article

Bob Lovely wrote a great opinion piece about Palmer High School’s plans for the homes.

Read the article