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OCN > 2508 > Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published

Palmer Lake Board of Trustees, June 30, July 10, 24 – Candidates for board interviewed; recall election planned; annexation agreement published

By James Howald and Jackie Burhans

At workshops in June and July, the Palmer Lake Board of Trustees (PLBOT) interviewed candidates for a vacant seat on the board. The board debated how to proceed with the recalls of Trustees Shana Ball and Kevin Dreher and with the petition to require annexations to be approved by the voters. Having decided to hold an election to settle the recalls and the question of annexations, the board grappled with the details of how that election would be held. The board continued its work on a plan to develop the Elephant Rock property.

Town Administrator Dawn Collins announced her resignation at a previous meeting and said July 17 would be her last day with the town, setting in motion an effort to recruit her replacement. The board met in its capacity as Local Licensing Authority to consider two “modification of premise” requests from cannabis businesses and a request for a new liquor license.

Finally, late in the evening of Friday, July 25, the board released details of the annexation agreement it has negotiated with Buc-ee’s. Publication of the agreement does not complete the annexation process—the board will still need to vote on whether to approve the agreement. That vote has not been scheduled.

Candidate interviews

On June 30, the board interviewed John Marble and Alex Farr for the vacant board seat created when Dennis Stern resigned and was appointed mayor. The appointee will serve the remainder of Stern’s term, which ends in 2026.

Marble said he was a political science major at the Metropolitan State University of Denver; Farr discussed his experience as a firefighter.

Marble’s and Farr’s interviews are posted on the town’s webpage here: https://www.youtube.com/live/1-usV9Ci2h0.

On July 10, the board interviewed Mike Boyett and Beth Harris. Boyett said he had 46 years of experience working for water utilities and was currently a member of the Palmer Lake Sanitation District board. Harris emphasized her decades of experience in the financial industry.

Boyett’s and Harris’s interviews are posted on the town’s webpage here: https://www.youtube.com/live/H0AzqBigip8.

Following the interviews on July 10, the board decided to table the vote to fill the board vacancy until a meeting to be held on Monday, Aug. 4 at 5 p.m. at the Town Hall.

Recalls acknowledged and election date set

At the June 30 regular session, Town Administrator Dawn Collins told the board that if Ball and Dreher did not resign, the board was required by Colorado statute to set a date for a recall election. That election would need to be held between 30 and 90 days from June 23, when the recall petitions were determined to be sufficient. Collins recommended Sept. 9 as the date for the recall election because GovPro Consulting LLC could support the election, and it could also address the ballot initiative requiring annexations to be approved by the town’s voters.

Ball said she had done nothing wrong or illegal and would not resign. Dreher said he would not resign either.

Ball moved to acknowledge the recall petitions for herself and Dreher and to set Sept. 9 as the date for a mail ballot election. The motion passed unanimously with votes from Ball, Trustee Tim Caves, Dreher, Trustee Amy Hutson, Trustee Atis Jurka and Mayor Stern.

Following the vote, Jurka said he had reached out to El Paso County Clerk and Recorder Steve Schleiker to ask for his help with the recall election.

Annexations to go before voters

At the June 30 meeting, Town Attorney Scot Krob told the board that a petition for an initiated ordinance requiring voter approval for all annexations had been determined to be sufficient on May 27. The ordinance would require an election for all annexations, even those approved prior to the adoption of the ordinance. The board had three choices, Krob explained: approve the ordinance at the current meeting, add the vote on the ordinance to the election just scheduled for Sep. 9, or pass a resolution providing an alternate ordinance.

Krob said the proposed ordinance would apply to any annexation applications that came to the board within one year of the passage of the ordinance—any annexation applications submitted after Sep. 9. 2024, including the flagpole annexation requested by Buc-ee’s. Neither the determination of eligibility for annexation nor the town’s ability to negotiate an annexation agreement would be affected by the ordinance, Krob said.

Collins said she believed the election could cost between $25,000 and $30,000 due to the cost of printing ballots.

Stern asked for public comment and many residents took advantage of the opportunity to speak in favor of voter approval for annexations. Among the speakers were:

  • Sean Sawyer of Tri-Lakes Preservation, who said flagpole annexations were divisive and the board should let the voters decide them.
  • Matthew Beverly, who suggested the annexation applicant should pay the cost of an election regarding their request.
  • Kat Gayle of Integrity Matters, who argued that democracies require the consent of the governed and because the Buc-ee’s annexation would change the town forever the voters should decide. She pointed out that Colorado Springs voters had just defeated the Karman Line flagpole annexation.
  • Resident Marty Brodzik said Buc-ee’s preyed on small towns.
  • Dave Moon, of Tri-Lakes Preservation, said he and his team had canvassed 620 homes in Palmer Lake and about 72% were against the annexation. Only seven people were against voters having a say on whether the travel center will be built.

Following the comments, Cave moved to put the ordinance before the voters on Sept. 9. The motion passed with Jurka voting no, but the other trustees and Mayor Stern voting in favor.

At the July 10 meeting, Krob addressed the possibility that the election to decide recalls and whether annexations must be decided by the voters, which the board had scheduled for Sept. 9, could be combined with El Paso County’s election scheduled for Nov. 4. Combining the elections would save the town the considerable expense of running its own vote and several residents had argued for a combined election on social media.

Krob reviewed the applicable statutes and concluded the town’s election could not be combined with the county’s election. He pointed out that municipal elections for towns like Palmer Lake are governed by Title 31 rules, whereas the county’s elections are governed by Title 1. Title 31 requires the town’s election to be within 30 to 90 days after the petitions are submitted. The town’s election could be combined with a “regular” election schedule to be held with 180 days, Krob explained, by the county’s Nov. 4 election was not a regular election because regular elections are held in even years. Krob concluded the town would need to hold its own election on Sep. 9, within the 30-to-90-day window, as it had voted to do.

Krob drafted Resolution 55-2025 to designate Sep. 9 as the date of an election to consider the recall of Ball and Dreher and to consider the initiated ordinance regarding annexation. Erica Romero will serve as the Designated Election Official and can appoint election judges as required.

Jurka asked if the office of the El Paso County Clerk and Recorder could help with Palmer Lake’s election. Collins said it would provide ballot boxes, data regarding uniformed and overseas voters, election judges, training, and answers to questions. GovPro LLC would assist with the town’s election as well, she said.

Bill Wysong, the County Commissioner representing District 3, gave the board a letter from Steve Schleiker, the El Paso County Clerk and Recorder. Wysong confirmed the Clerk and Recorder’s office would assist administratively and operationally. In addition to the tasks listed by Collins, Wysong said the Clerk and Recorder could proofread the ballot language to ensure compliance and accuracy. He said Schleiker was sorry he couldn’t attend the meeting.

The board voted to approve Resolution 55-2025 and to proceed with its own election on Sep. 9.

The board continued the discussion of the election at its July 24 meeting.

Newly appointed Town Clerk Erica Romero told the board that there will be three candidates on the ballot for Ball’s and Dreher’s seats if they are recalled: Elizabeth Harris, John Marble and Roger Moseley. Harris and Marble are also being considered for appointment to the seat vacated by Stern’s appointment as mayor.

Clerk and Recorder Steve Schleiker and his Director of Elections Angie Leath attended the meeting to answer questions and eliminate confusion. He confirmed Krob’s conclusion that Title 1 elections and Title 31 elections differ, and the town’s election could not be combined with the county’s in 2025. He told the board Collins and Romero had handled the planning for the election correctly and agreed with Collins’s cost estimate. He emphasized his office could supply experienced elections judges to oversee Palmer Lake’s election. Schleiker concluded by saying he would have staff at Palmer Lake to assist on Sep. 9.

Above: At the July 24 board meeting, El Paso County Clerk and Recorder Steve Schleiker and Director of Elections Angie Leath assured the town that it would assist in any way it could with the upcoming Sep. 9 recall and petition election. Schleiker confirmed that the town could not coordinate its election with the county’s November election as its charter only allowed coordination in odd years. He said the county was providing ballot boxes and chain of custody seals and would provide independent, trained election judges to assist with ballot counting. Pictured from left: Schleiker, Leath. Photo by Jackie Burhans.

Board gets assistance with Elephant Rock development

At its June 30 meeting, the board discussed Resolution 52-2025, which authorizes a service agreement with Prism Design and Consulting Group to perform survey work at the Elephant Rock property. The land surveying services include:

  • A boundary survey for the entire property, needed to establish two new internal parcels, one for the EcoSpa being developed by the Willans, and the other for the Lodge parcel. The Willans agreed to pay for the boundary survey of the EcoSpa parcel.
  • Legal descriptions and survey markers for the two parcels.
  • Topographic mapping and as-built data for the entire property.
  • Prism Design agreed to provide those services for $4,700. The board voted unanimously to approve the resolution.

At the same meeting, the board considered two more agreements regarding the Elephant Rock property: the first with Community Matters Institute (CMI) to finalize a PD Sketch Plan and prepare a Planned Development Plan (PDP) plan based on materials provided by Hutson and Caves, at a cost of $30,940, and the second with GMS Inc. for engineering services for an amount not to exceed $34,240. After discussion and input from architect Bill Fisher and Richard Willans, the board voted unanimously to table both agreements without specifying a date for a future vote.

At the July 10 meeting, the board discussed hiring a real estate agent to sell the Lodge parcel. Krob said he had not reviewed information received from the realtor recommended by Hutson. Hutson said she recommended a 10% commission or a flat fee of $50,000 for the sale of the Lodge. She said she wanted offers from businesses and that she would try to find a second real estate agent. Collins said if more than one agent was considered, a Request for Proposal (RFP) should be written. It was agreed that staff would prepare an RFP and Hutson and Cave would handle tours for interested agents and bring a negotiation back to the board.

At the same meeting the board returned to the question of how to develop a PDP for the property, whether to have volunteers do the work or hire professionals. Hutson said she and Caves had met with Fisher, who did a lot of the legwork for the PDP. She felt they were 10 days away from completing a sketch plan for much less than CMI and GMS wanted to charge. She suggested engaging Prism Design to do the drainage and stormwater planning. Hutson estimated $40,000 could be saved. Reid Wiecks, Chair of the Parks and Trails Commission, asked to be involved in the PDP work.

The board did not vote, but the consensus was to proceed with Hutson’s recommendation.

At the July 24 meeting, the board considered an expanded professional services agreement from Prism Design, embodied in Resolution 58-2025, that added civil engineering services and preparation of the PDP to the land surveying services in the agreement that the board approved at the June 30 meeting. The civil engineering services include:

  • A Phase 1 Drainage letter at a cost of $2,800.
  • An optional Phase 3 Drainage Analysis, Plan and Report at a cost of $12,150.
  • An optional Erosion Control Plan at a cost of $1,200.
  • An optional Stormwater Management Plan at a cost of $2,900.

The proposal from Prism Design indicated that which of these services will be required depends on decisions made by the town about how the property will be developed.

The PDP services include preparation of a new Planned Development exhibit and guide, prepared as a comprehensive exhibit map which will provide governance in specific uses, growth and development of the entire site. The exhibit and guide will include current conditions, future development zoning uses, improvements, lighting, stormwater runoff allocation, and so forth.

Caves moved to approve Resolution 58-2025. Resident Marty Brodzik questioned how the resolution was written, especially the absence of an upper limit on costs. The board voted unanimously to approve the resolution.

Following the vote, Caves followed up on some questions from the last meeting. He said the goal was to create a business at the Elephant Rock property that would provide long-term tax revenue by selling the Lodge on a 2.5 -acre parcel. He said he wanted to net $500,000 on the sale and generate $80,000 in annual tax revenue from the business that buys the land. Ball pointed out the town has tried to honor the conditions set by the church that donated the Elephant Rock property to the town, but those conditions made it hard to get financing. Caves agreed that banks will not invest in a project that doesn’t own the land..

New Town Administrator sought

At the June 30 meeting, Collins gave the board two proposals to assist with recruiting a new Town Administrator: the first from Strategic Government Resources (SGR) for $29,000, the second from KRW Associates (KRW) for $21,000. She said the board should expect a four-month process to get a new Town Administrator on staff.

Stern balked at the proposed cost and asked if an RFP could be used. Collins said an RFP would not be appropriate, but a recruitment brochure could be pulled together. She said all town jobs were posted on the Colorado Municipal League (CML) website. Ball said the CML director had offered to assist the town but had suggested the use of a recruiting company. The board voted to table the resolution authorizing the use of a recruiting firm.

At the July 10 meeting, the board returned to the process to replace Collins. The board heard a presentation from Kim Seamy of SGR, who emphasized the company’s connections with the Tri-Lakes area. Seamy said it was reasonable to expect 12 weeks to get an administrator in place.

Later in the meeting the board took up Resolution 53-2025, which would authorize the hiring of a recruiting firm. Collins told the board that KRW had withdrawn its proposal but offered to help with selecting an interim administrator. Ball said the Department of Local Affairs could provide interim administrative services but not for free. She said she felt a recruiting firm was needed due to the town’s history with administrators and need for an experienced administrator. She said Collins “ had done an excellent job in showing citizens that we are being transparent, but it will take longer to overcome past ghosts. . . .Dawn turned the town around.”

Stern asked where $30,000 for the search could be found in the town’s budget. Collins said the General Fund could cover the expense and there would be $60,000 saved from unused wages.

The board voted unanimously in favor of the resolution, authorizing a contract with SGR to be signed.

At the same meeting, Erica Romero was sworn in as the Town Clerk after a unanimous vote by the board.

Above: At the July 10 Board of Trustees meeting, outgoing Town Administrator Dawn Collins recommended that Erica Romero be named Town Clerk. Collins said Romero had completed two of the three years of certification and was in the process of completing the final year. The board unanimously approved the appointment, and Collins administered the oath of office which became effective July 18. Pictured from left: Collins and Romero. Photo by Jackie Burhans.

At the July 10 meeting, Chief of Police Glen Smith was appointed as Interim Town Administrator. Smith discussed his many years in law enforcement, which included a leadership program taught by the Federal Bureau of Investigation.

Local Licensing Authority decisions

The board approved a request from Alpine Essentials to move its medical cannabis operation into the space currently allocated to its recreational sales. Owner Melissa Woodward said the change was requested to improve her business’s security.

Dino Salvatori, the owner of the Dead Flowers dispensary, asked the board to approve the addition of a drive-through lane for his business. Salvatori said he hoped the lane would offset the business he has lost since Colorado Springs legalized recreational sales. The board approved his request.

Finally, the board approved a new liquor license for the 105 Social House, which is moving from its current location to 11 Primrose St., the previous location of Journey’s End Restaurant.

Details of annexation agreement with Buc-ee’s

The published documents can be found at: http://bit.ly/pl-proposed-annexation. The documents include this disclaimer: “NOTICE: this document represents the understanding of the Palmer Lake Board of Trustees of the items included in the proposal by Buc-ee’s to annex and develop within the town of Palmer Lake. It is for informational purposes only. The board has not made any determination as to whether the annexation should be approved and, if so, on what terms and conditions. The board will not make those determinations until the appropriate point in the process, at a public meeting.”

  1. Water Infrastructure:
    • Buc-ee’s will cover all costs for drilling and implementing two wells (Well A-1 and Well A-3), a water treatment plant, and a 12” water line along County Line Road.
    • Buc-ee’s has agreed not to seek reimbursement from the Town or other users of the line who may hook into it in the future. They will pay tap and service fees.
    • Buc-ee’s will pay $4,297,027 for the Town’s redundant well (Well A-1) and ensure it produces 345,600 gallons per day of acceptable quality water.
    • Buc-ee’s will also fund Well A-3 and related infrastructure to meet its water demand (113,600 gpd max daily use).
  2. Road Improvements:
    • Buc-ee’s will repair a segment of County Line Road and make substantial improvements to the I-25 interchange at its own expense.
    • Maintenance costs for County Line Road are under discussion with El Paso and Douglas Counties.
  3. Financial Contributions:
    • Sales Tax: Buc-ee’s will receive 1% of the Town’s 3% sales tax for 20 years, with the Town retaining 2%, estimated to generate $1 million annually.
    • Use Tax: A one-time use tax of $379,500 on construction materials.
    • Property Tax: Estimated annual revenue of $124,066 for the Town, plus benefits to other entities like schools and fire districts.
    • Community Contributions: Buc-ee’s will provide $350,000 to the Town within 30 days of opening and $150,000 for open space/public use.
  4. Emergency Services:
    • Buc-ee’s will allow its parking lot to be used for emergency staging.
    • Police and fire departments in other Buc-ee’s locations reported minimal adverse impacts, with increased budgets funded by revenue gains.
  5. Planned Development (PD):
    • Buc-ee’s will submit landscaping, lighting, signage, architectural, and other plans for Town approval.
    • Lighting will comply with Town standards but may not meet “dark sky” compliance due to safety needs.
  6. Store Details:
    • The store will be 74,000 sq. ft. with fueling stations but no car wash.
    • A kiosk, paid for by Buc-ee’s, will promote Palmer Lake events and artists.
  7. Wastewater Treatment: Provided by Monument Sanitation District.
  8. Subdivision and Disconnection:
    • The site will be subdivided per Town code.
    • If development does not proceed as agreed, either party may disconnect the site.
  9. Development Agreement:
    • Buc-ee’s will reimburse the Town for all project-related expenses.
    • Remedies for breaches are limited to specific performance, not monetary damages.
    • Key Benefits to Palmer Lake:
    • Fully funded water and road infrastructure improvements.
    • Significant tax revenue and community contributions.
    • Minimal anticipated strain on emergency services.

**********

The next regular board meetings are scheduled for Aug.14 and 28. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Some meetings are scheduled just 24 hours in advance. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Above: At the July 10 Board of Trustees Meeting, Fire Chief John Vincent answered questions and had firefighter Jared Cabunoc demonstrate a new battery-operated jaws of life, or fire extrication device. Vincent said the old device that was donated by Monument Fire District had broken down. The device will be used to gain access to a patient when needed. Vincent said the department had a spare battery. Trustee Dreher said it would not be needed often but when it was needed it was very important. Pictured from left: Cabunoc, Vincent. Photo by Jackie Burhans.

Above: At its rescheduled June 30 meeting, Police Chief Glen Smith announced that he had filled two open positions. One officer, Nick Hernandez, who had prior experience, was assigned to the midnight shift said Smith. The second hire was Officer Scott Horst who attended the meeting to take his oath of office.
From the left are Smith, Town Administrator Dawn Collins, and Horst. Photo by Jackie Burhans.

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