[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6480553,"mediaKeyId","5680539-fb4766bd95b7190204b64432f91666fd","parentId",5680539,"title","Work session: El Paso County staff and URA review TIF request for 120-unit workforce housing at North Weber","audioSeconds",523,"startMs",9940000,"endMs",10463000,"viewUrl","/Search/View?dp=1&key=5680539-fb4766bd95b7190204b64432f91666fd&start=9940&end=10463","thumbnailUrl","https://assets.pipeline.soar.com/5680539-fb4766bd95b7190204b64432f91666fd/thumbnail_9940000.jpg","articleUrl","/articles/6480553/El-Paso-County/Colorado/Work-session-El-Paso-County-staff-and-URA-review-TIF-request-for-120-unit-workforce-housing-at-North-Weber","mediaUrl","https://secure.pipeline.soar.com/6480553-1602637215dc12c4fe2a9e055c9b3450/orig.mp4?Expires=1770627355&Signature=nvz962T8Ne14JFohzo9zp7~7w4jaJcqE0HMmlfU4GRiRMz3B73DKs9o5ojgTKER3rDs1-JdGwdGW7ylbgNxKMJh05ye5rSZ5kJZ-hC6yAam~oicsmu~s1KCSt1sftbDXbzR0WbG~xEnJzsYOcs0Iz2QBAX14AUrtDybJuH635vj3p~Xz9taPl4bkZd-ZQ7wnQkdIsHDIFoEU-eVjRr6SToxlFLTzZYPXuvE8ioUd0UyO274XfDhc0p2RhxxcU7XQTmJWGKMIYBfntYNUkCH9VfTCq3CfL7jyML8jz5E6qvUR6F0O6vXzGzMTYHa4n~m0YPzpH1A3QiSNOmjqEVIMcw__&Key-Pair-Id=KUT5TJCACFTXG","author","El Paso County","date","2025-08-27T06:28:35Z","article","El Paso County held a non‑voting work session Tuesday on a tax‑increment financing (TIF) request for “Odyssey at North Weber,” a proposed workforce multifamily project located just north of North Nevada Avenue. County economic development staff, the Colorado Springs Urban Renewal Authority (URA) and the development team presented project details and financial projections and took questions from commissioners.

Project summary: The development team (Blue Truck Capital with local partners) described a 4.4‑acre infill site with an approved development plan to build about 120 rental units (mix of one‑, two‑ and three‑bedroom apartments). The project is targeted to serve workforce households — generally 80% to 120% of the area median income (AMI) — with a unit mix intended to include a higher-than‑average share of three‑bedroom units for the neighborhood. The site plan also includes on-site stormwater retention and a cul‑de‑sac along a vacated section of Craigmore.

TIF and financing: The developer requested 100% of the property‑tax increment for the TIF term. Colorado Springs URA consultant materials (EPS) projected a property‑tax increment of roughly $376,000 over 25 years; El Paso County financial-services recalculation (using a full mill levy rather than a temporarily reduced levy) estimated $480,524 in incremental property tax over the 25‑year TIF (net present value approximately $282,000). The county noted the request includes no sales‑tax component.

Affordability and covenants: Project proponents said the development would serve households in the workforce range; the team cited HUD financing being pursued (including a 40‑year HUD loan and related workforce‑housing financing products) and said affordability covenants tied to the loan term would likely extend beyond the TIF term. Staff and the URA said they would include affordability and monitoring conditions in any subsequent agreements.

County fiscal context: CFO Nikki Simmons presented the county’s recalculation and noted that the project’s increment would change the share of county assessed valuation in existing TIF districts by about 0.0071 percentage points. County staff reported El Paso County currently has about 2% of assessed valuation in tax‑increment districts (well below an internal 5% best‑practice threshold). Simmons also presented county estimates of the per‑resident cost to serve new occupants ($342 per resident in 2025) and the expected net benefit once the district expires and property tax returns to the county and other taxing entities.

Why it matters: The URA and developer characterized the project as “missing middle” workforce housing in a corridor identified for infill and revitalization. Commissioners and staff focused on ensuring that affordability covenants would be enforceable, on the project’s fiscal modeling, and on how any TIF would affect the county’s long‑term tax base.

Board reaction and next steps: Commissioners asked questions about long‑term affordability, the HUD financing term (the development team said the HUD loan imposes affordability restrictions for up to 40 years), and how early‑year increments could be shared if the county wanted to receive some property tax before the TIF’s end. Staff said that some revenue‑sharing structures can be built into TIF agreements but noted that bond covenants and investor expectations affect flexibility. The URA said it would continue negotiations; staff indicated the matter is expected to return to the Board of County Commissioners for a formal agenda item (proposed Sept. 2) where a decision or direction would be recorded.

","mediaType","Video","parentTitle","Board of County Commissioners Meeting 8-26-2025","oneSentenceSummary","County staff, the Colorado Springs Urban Renewal Authority and developer Blue Truck Capital used a non‑voting work session to present a 120‑unit workforce housing proposal (Odyssey at North Weber) and a request for 100% property‑tax increment financing; staff estimated the 25‑year increment at about $480,524 using county assumptions.","taxTitle","El Paso County, Colorado","taxId",5790,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480557,"Commission hears annexation impact report for proposed Buc-ee’s at County Line Road; staff to seek clarifications",2769,7252000,10021000,"/Search/View?dp=1&key=5680539-fb4766bd95b7190204b64432f91666fd&start=7252&end=10021","https://assets.pipeline.soar.com/5680539-fb4766bd95b7190204b64432f91666fd/thumbnail_7252000.jpg","/articles/6480557/El-Paso-County/Colorado/Commission-hears-annexation-impact-report-for-proposed-Buc-ees-at-County-Line-Road-staff-to-seek-clarifications","https://secure.pipeline.soar.com/6480557-de3728d6a5ed6ad25b5143aca41e33aa/orig.mp4?Expires=1770627355&Signature=AX1obW4fCHRZ-do15RKy9TLa2~dq9VoRzK4fB-elKaUJbzJ8iQ5Dp3ULSRmg7ikE5tnWUqluLcMTvzsxHrkd81PxqPDFI7bEKX2eHSI78DZ8uzgSY3ENMQMxQIZS4B9mSZNbbuUNViHxL8d330TpP2YsTIjnkbYrjm~fdNwDGN0K28pRAAmcTGovtC9uadtLeF0pWfW8c33v~GblPLqxWB0HXRiEasfVZXtFdTPJFGIkqfFr1FLf6z2KxaRmBEsS6cCuwDqstK9o5klTZ9tRnEI4PU~DXXhbig2DiaD-4vleKY4dHiPaFxnYcy8Snkt1xUS5L3qVL4BfVIRp-7MbCA__&Key-Pair-Id=KUT5TJCACFTXG","The Board of County Commissioners acknowledged receipt Tuesday of an annexation impact report submitted by the Town of Palmer Lake for an area identified in the filing as the “County Line annexation” that would accommodate a proposed Buc-ee’s travel center.

Planning staff said the submission met the statutory requirements for an annexation impact report. Justin Kilgore, planning division manager, told the commission the total area involved would be about 41.23 acres (including right-of-way) with approximately 24.77 acres of private property proposed for annexation. The annexation impact report describes a travel-center development roughly 75,000 square feet in size, 40 feet tall, with approximately 120 fueling positions and about 800 parking spaces. The hearing on the Palmer Lake annexation was scheduled for the town’s board of trustees on Aug. 28.

Why it matters: The project would change ownership and maintenance of key roadway segments (county staff said County Line Road would become the town’s responsibility following annexation) and could increase traffic on nearby unincorporated roads. Commissioners and county engineering staff raised questions about traffic routing, potential use by large trucks, nighttime lighting impacts for nearby residents, and stormwater/drainage effects on county infrastructure. County engineering staff reported they had reviewed utility, drainage and traffic materials and provided a list of clarifying comments to Palmer Lake.

Board action and staff direction: No county approval or denial is required for an annexation impact report under state statute; the board’s role is informational. Commissioners directed county staff to continue to coordinate with Palmer Lake officials to seek clarifications and to press for mitigations where county infrastructure or public safety could be affected, particularly on traffic routing, paved-road improvements and drainage.

Key technical details from the report (staff summary): the annexation covers two private parcels adjacent to County Line Road and Beacon Light Road; right-of-way annexation extends along County Line near the I‑25 interchange; proposed utilities noted included Monument Sanitation District for sewer, Black Hills Energy for natural gas, and MVEA for electricity; Palmer Lake Fire would provide fire/emergency services per the report.

Concerns raised by commissioners: Commissioner Wysong emphasized questions about traffic projections and independent traffic analysis submitted by Palmer Lake residents; Commissioner Williams asked about paving of Beacon Light Road and potential traffic spillover to narrow unincorporated residential roads; commissioners also asked staff to confirm details about lighting and potential noise/wall mitigation and to follow up on drainage comments.

Next steps: County staff will continue outreach and provide clarifying comments to Palmer Lake. The annexation hearing is scheduled before the town of Palmer Lake; county staff said the submission met CRS requirements for an annexation impact report and that the county may provide additional comments but does not decide the annexation outcome.

","The board received an annexation impact report from the Town of Palmer Lake for a proposed Buc-ee’s travel center at the I‑25/County Line Road interchange; staff confirmed statutory submission requirements were met and commissioners asked staff to continue coordinating with Palmer Lake about traffic, lighting and drainage concerns.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480561,"El Paso County reports record engagement, youth participation at 2025 county fair",496,4994000,5490000,"/Search/View?dp=1&key=5680539-fb4766bd95b7190204b64432f91666fd&start=4994&end=5490","https://assets.pipeline.soar.com/5680539-fb4766bd95b7190204b64432f91666fd/thumbnail_4994000.jpg","/articles/6480561/El-Paso-County/Colorado/El-Paso-County-reports-record-engagement-youth-participation-at-2025-county-fair","https://secure.pipeline.soar.com/6480561-c30e34e7cdd2ab1145a80ec0e3ebbb62/orig.mp4?Expires=1770627355&Signature=c~29HrC4EzRHxEHG-aja64f7VSqF3pYBWBg77~ljLqznFXd99dO2htZ3tda8QV1AE0FZLgGmqWPbVxnqHNGaWib7qfk0ytR4XV9APwSNRsXk4jlHrQGtvG5c3Tok5cSKFugjKOJPYEVMCac0R23KC1gaHFv2luNkFDuV5z0GmGNa6PV94bc8qedpnxbg3aub5NVtNHm4oqnY5UyVmg7WVgxRj0hNOBaXcacLoh-Wg2s9806HtYg9DY7m2K1IjQcEa10oRooP1kJNAdas34CuV5iI14K-kyNYtrQvXcq2imKQgQpziln3LzT9w9RO3LbYQxcTHMyD31kmVPBgVnSfcg__&Key-Pair-Id=KUT5TJCACFTXG","El Paso County Parks and Community Services presented a post-fair report Tuesday summarizing the 2025 El Paso County Fair, marking the event’s 120th anniversary and highlighting increased attendance, expanded sponsorship and youth programming.

Todd Martz, executive director of El Paso County Parks and Community Services, told commissioners that the fair exceeded attendance targets with about 31,000 visitors and that sponsorship and in-kind contributions increased. Martz highlighted youth participation through 4-H and FFA: the fair hosted 273 exhibitors, 1,595 fair entries and 656 animals, and county staff said those programs offer leadership and career preparation for young participants.

The El Paso County Junior Livestock Sale reported 119 lots sold for a total of $402,000; organizers said the livestock sale generated about 6,000 pounds of donated protein, valued at roughly $32,000, which was given to the Springs Rescue Mission. Martz emphasized the fair’s educational efforts, including new barn tours led by staff and youth to introduce urban visitors to agricultural projects.

Why it matters: The fair combines entertainment and community outreach while supporting youth development programs. County staff said the event provides measurable community benefits — including local business sponsorship exposure and charitable donations — and helps connect urban residents to agricultural education.

Operational notes and takeaways: County staff credited volunteers and community partners for the event’s success. Park and community services staff noted improvements such as paving a fairground road and new programming elements (barn tours, scholarship outreach) that they plan to continue.

Board reaction and next steps: Commissioners praised the fair and encouraged continued outreach to schools and community groups; staff said they will run follow-up events such as an October open house at the CSU Extension Office for families interested in 4-H and youth agriculture programs.

","County staff reported a strong 2025 El Paso County Fair with increased attendance, sponsorships and youth participation; the livestock sale raised funds and donated protein to a local rescue mission, and staff emphasized the fair's role in community outreach and 4-H programming.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480565,"El Paso County CFO: sales tax nearly flat year to date, other revenues offset shortfall",358,3964000,4322000,"/Search/View?dp=1&key=5680539-fb4766bd95b7190204b64432f91666fd&start=3964&end=4322","https://assets.pipeline.soar.com/5680539-fb4766bd95b7190204b64432f91666fd/thumbnail_3964000.jpg","/articles/6480565/El-Paso-County/Colorado/El-Paso-County-CFO-sales-tax-nearly-flat-year-to-date-other-revenues-offset-shortfall","https://secure.pipeline.soar.com/6480565-a6d122664df9a694d864d9aec7640710/orig.mp4?Expires=1770627355&Signature=edOfDCxsJs~Iuvfx6NFx43SXJvMusWQcmyhiU8ply~VfzE3N0juhU0I0dNnBQUb5wr1B7495L2sy7a2ppKPVfJhhKatiZkjv3h0dkIfGnTCXAcgxP4fS~Enq36ibWr7PNu55C9qqlWqCNSsxxhhTB-KB5aI-ukjyATz~9ENTeumnziVMPS3hQMZMIy8EexebmRpcu3ANhidx2j489blQyyA5Hah6vw1EEwmNu4XZxjyIfoiFNE8ZukiICZXFTLdBhviZYz4a3iktiegOBFwBQKmHB-ES87AA~wvWa7YAFAopBhTx5LrFP3q~K2x1QrZRMifx6MOT3dRUuWrC92DqOQ__&Key-Pair-Id=KUT5TJCACFTXG","El Paso County Chief Financial Officer Nikki Simmons told the Board of County Commissioners on Tuesday that sales and use tax collections through June 2025 were effectively flat compared with the prior year, leaving the county slightly behind the budgeted forecast but overall in a stable financial position.

Simmons said sales and use tax — which fund roughly 60% of the county’s unrestricted operating budget — were essentially unchanged year to date (about +0.02%), and that the county saw a 0.67% decline for the month of June. She noted differences between retail-collected sales tax and use taxes tied to automobile purchases and building materials: vehicle use tax was down about 2.2% year to date, while building-materials use tax saw a strong month (up about 37% in July collections), leaving combined collections up roughly 0.45% year to date when all components are included.

By Simmons’s accounting the county was about $1.9 million below budget through June and, if the current trend continued, could be roughly $6 million under budget by year end. She said the county’s budget was deliberately conservative and “recession-resistant,” and that other revenue gains — primarily higher-than-anticipated interest income and increased recording/transaction activity in the Clerk and Recorder’s office — have so far offset the sales-tax pressure. Simmons said the county currently projects being about $2 million ahead of the overall revenue forecast when all revenue categories are included.

Why it matters: Sales and use tax are the largest single source of discretionary county revenue, so persistent declines would usually require adjustments. County staff emphasized that, because the board chose conservative budget assumptions earlier in the year, no immediate cuts, hiring freezes or layoffs are recommended at this time. Commissioners asked questions about cash reserves, potential state-level shifts that could increase county costs, and the modeling used to create projections.

Key details and context:
- Sales tax comprises roughly 60% of El Paso County’s unrestricted budget; property tax is about 30% and other fees about 10%.
- The county’s internal recalculation of projections using the full mill levy produced different present-value estimates than outside consultants’ projections; staff recalculated to produce an estimate closer to likely actuals.
- The clerk and recorder’s recording department has shown increased activity in recent months, partly from refinancing activity, which has boosted county non-sales revenue.
- County reserves are at levels staff judged sufficient to weather near-term pressure; officials stressed that any state decisions that shift ongoing human-services costs to counties could create material budget risk and would require policy-level action.

Board reaction and next steps: Commissioners praised the conservative budgeting approach and asked staff to continue close monitoring of sales-tax receipts and state-level developments. Finance staff said these figures informed 2026 budget planning and that no department-level reductions were being recommended at this time.

","Chief Financial Officer Nikki Simmons told commissioners sales and use tax collections through June were essentially flat year‑to‑date, leaving the county roughly $1.9 million behind budget so far; higher interest revenue and stronger recording fees have offset the gap so far and staff say the county does not recommend cuts currently.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480569,"El Paso County Commission renews Spirit's House Liquors license after two sale-to-minor violations",1328,2243000,3571000,"/Search/View?dp=1&key=5680539-fb4766bd95b7190204b64432f91666fd&start=2243&end=3571","https://assets.pipeline.soar.com/5680539-fb4766bd95b7190204b64432f91666fd/thumbnail_2243000.jpg","/articles/6480569/El-Paso-County/Colorado/El-Paso-County-Commission-renews-Spirits-House-Liquors-license-after-two-sale-to-minor-violations","https://secure.pipeline.soar.com/6480569-35ba6bac83243f396597db11546698bf/orig.mp4?Expires=1770627355&Signature=QR5-BAPuJWjuSBKu7kUL2Ti~NnGT5LxCjYOwzyp6qPvPqC48ePehBGMMENp3UwxwA0bOXICZqMPAVE02l-t3CCJtBL7nVOxpkGHvsj7ah6JpGq9w6dJPQheIQECg9tjFzQBTx82oHFQTBzCIup1ZDaVkMQNezaFRVyFVlFcwsPtLC51zC728~De91RWLu98AO8xBbRVmRNpn0SXgDgZpCO2g9-FlBVc2UlzydYA9ioAI5kryIpg2BhmbfIt3QyJL1hZPl3D9zZQzF0ldcjLR5-7uSk-Tv1aKF8SMzZomcOZQuIDOFyhlydIFgK5kCGYsZNePvzkHJL64Kuw6iARoKQ__&Key-Pair-Id=KUT5TJCACFTXG","The El Paso County Board of County Commissioners voted 5-0 Tuesday to renew the retail liquor store license for Sida Liquors Inc., doing business as Spirit's House Liquors at 6 Whitefield Boulevard in Commissioner District 4.

The renewal followed testimony from the applicant and the store's attorney that two sale-to-minor violations occurred before the current owners took full operational control, and that the employees involved are no longer working at the store. Attorney Vince Linden described the earlier incidents during the board's review and said the owners have installed a point-of-sale scanning system that requires a physical, scannable government ID for every alcohol sale so the register cannot be manually overridden.

The county attorney's office reported that the state had investigated and penalized the licensee for the second violation, including a fine and a four-day state suspension. Senior county attorney Terry Sample told the commission she and clerks had consulted with the state enforcement director and a county law enforcement sergeant, and that the state found the earlier state-level penalties satisfied the enforcement concerns.

Why it matters: The renewal balances public-safety concerns about underage alcohol sales with the fact the state enforcement process was applied and the licensee committed to technical controls. Commissioners said they wanted to see strict adherence to the new system and made clear any future violation would put revocation squarely on the table.

Board discussion and motions: Commissioner Applegate moved to renew the license for Citadel Liquors Inc. d/b/a Spirit's House Liquors; Commissioner Williams seconded the motion. The roll call recorded votes by Commissioner Wysong (aye), Commissioner Nelson (aye), Commissioner Applegate (aye), Vice Chair Williams (aye) and the chair (aye). The motion passed 5-0.

What the applicant pledged: Attorney Linden and licensee Bedur Bhatari told the commissioners the store has invested in a point-of-sale system that will require presentation of a physical, scannable ID to complete any alcohol sale and will not allow a manager override. Linden said the store had invested about $700,000 in the business and was prepared to terminate any employee who violated alcohol laws. Licensee Bhatari told the commission “we all knows … it will not happen” again and that family and non-family employees had been trained.

County response and conditions: Commissioners pressed for operational certainty. Vice Chair Williams said she expected the ID-scanning protocol to be used for every sale and stated she would not support renewal if violations continued. County staff noted the license was not eligible for an abbreviated administrative renewal because the second violation made this matter subject to board review.

Next steps: The license was renewed for this location only; county staff and the county attorney clarified that other licenses owned by related parties in separate jurisdictions (City of Colorado Springs) were not before the county and were unaffected by this renewal.

","The Board of County Commissioners voted 5-0 to renew a retail liquor store license for Spirit's House Liquors (Sida Liquors Inc.) after the applicant pledged new ID-scanning controls and staff enforced prior state penalties for two sale-to-minor violations.","actionData","errors"]

Article not found

Work session: El Paso County staff and URA review TIF request for 120-unit workforce housing at North Weber

Commission hears annexation impact report for proposed Buc-ee’s at County Line Road; staff to seek clarifications

El Paso County reports record engagement, youth participation at 2025 county fair

El Paso County CFO: sales tax nearly flat year to date, other revenues offset shortfall

El Paso County Commission renews Spirit's House Liquors license after two sale-to-minor violations