St Vrain Homes
Colorado Springs School District 11 is committed to transparency, historic stewardship, and responsible planning as we advance the renovation of William J. Palmer High School. As part of the master plan process, the district purchased four residential properties on East St. Vrain Street, three of which lie within the boundaries of the Weber–Wahsatch Historic Neighborhood. These properties were purchased because they sit at the center of the long-term plan to create a unified Palmer campus—eliminating the daily need for students to cross multiple streets for classes and activities and allowing us to build modern academic and athletic spaces in a safe, cohesive environment.
Given their location within a historic district, we understand that the future of these homes has generated thoughtful concern. We want to be clear about what we have learned, what we have evaluated, and how we intend to proceed.
Key Findings From the Historic Report
The district commissioned a third-party historic renovation architect to assess all four properties in accordance with the standards of the National Register of Historic Places and the State of Colorado’s criteria for historic eligibility. Their conclusions are clear:
- None of the homes meet the criteria for individual listing on the National Register of Historic Places.
- Three of the four houses are “contributing properties” only because they fall inside the larger historic district’s boundary—not because they possess individual architectural or historic significance.
- With more than 530 contributing homes in the Weber–Wahsatch district, the removal of these three properties does not compromise the district’s overall integrity or jeopardize its continued eligibility for listing.
- The characteristics that define the district’s historic identity—its architectural coherence, scale, setting, and density—remain overwhelmingly intact.
What We Have Done
Since acquiring the properties, the district has taken a deliberate, good-faith approach to evaluating all reasonable preservation pathways. We met with the Historic Uptown Neighborhood in May, June, and October 2025 to understand concerns and explore alternatives together. In response to their request that we investigate preservation options, we conducted a full relocation exploration, including identifying potential sites and contacting multiple organizations.
We consulted with the City’s Housing Department, which advised that relocation would be cost-prohibitive and would likely introduce new challenges due to the age and condition of the structures. We also reached out to nonprofit organizations to explore whether the homes could serve their programmatic needs; each determined they would not be a viable fit. To date, no organization has expressed interest in relocating the homes. We continue to welcome inquiries, and if no viable partner emerges, the district will proceed with a structured plan for architectural salvage and documentation, supported by independent preservation consultants.
Our Commitment to a Defined Urban Edge
A core concern expressed by neighbors is the potential “erosion” of the neighborhood’s northern edge. The historic report confirms that the functional district edge is—and has long been—located at St. Vrain Street itself, not within the block currently occupied almost entirely by school facilities.
As we move toward the Phase II building design, the district will conduct additional community engagement specifically focused on designing a high-quality urban edge that is welcoming, pedestrian-oriented, and compatible with the character of the surrounding neighborhood. Streetscape improvements along St. Vrain will be a central element of that work.
Honoring the Neighborhood’s Story
In addition to architectural salvage, the district will work with alumni, neighbors, and local historians to preserve elements of the neighborhood’s history within the planned Palmer Alumni Museum, ensuring that the story of the Weber–Wahsatch neighborhood and its long relationship with Palmer High School is recognized and shared with future generations.
We know this is a topic about which people care deeply, and we remain committed to continuing this work in a way that respects both the neighborhood’s history and Palmer’s future. Thank you for your continued engagement and for your commitment to the students of Colorado Springs.
Sincerely,
Jessica Wise
On behalf of Colorado Springs School District 11 and the Palmer Engagement Team