Recall election nears amid opposition to Buc-ee’s in Palmer Lake

What initially appeared to be a straightforward proposal to annex land for a Buc-ee’s travel center at the southwest intersection of Interstate 25 and County Line Road in El Paso County has evolved into a contentious battle over land use, transparency, and the future of the Town of Palmer Lake.

The resistance to the proposal has resulted in the resignation of the former mayor, legal actions, and has garnered significant attention from Tri-Lakes residents, community groups, a U.S. senator, and one of the wealthiest landowners in the country. These stakeholders are concerned about conservation efforts, traffic congestion, infrastructure issues, and the town’s water supply.

As a result of the pushback, a recall election targeting two trustees has been scheduled to occur in less than two weeks.

The upcoming election follows a special meeting in May where the Palmer Lake Board of Trustees voted 6-1 in favor of the site’s eligibility for annexation. While this decision propelled the Buc-ee’s proposal forward, it also exacerbated existing tensions.

Trustee Shana Ball, who voted in favor of the annexation application, clarified that her decision was based on the application meeting state statute requirements rather than personal preference for Buc-ee’s.

Ball, along with trustee Kevin Dreher, are subjects of the recall election set for Sept. 9.

Expressing her shock at being included in the recall effort, Ball stated, “I’ve learned to have thick skin. I know a lot of people were misled to obtain signatures, but eventually, the truth will prevail.”

The Sept. 9 ballot also includes a proposition mandating that all future annexation proposals undergo a public vote.

Ball explained that the board has conducted extensive research, including contacting towns with existing Buc-ee’s locations to gather insights on the advantages and disadvantages. Surprisingly, every town reported positive experiences.

“Many residents have legitimate questions and have been privately seeking answers to avoid social media backlash,” she noted.

In late July, the town of Palmer Lake reached an agreement with Buc-ee’s concerning their financial relationship if the Texas-based chain proceeds with constructing the travel center.

The terms of the annexation agreement were initially set for a vote by the town board on Thursday evening. However, the trustees postponed the decision to Oct. 2 as the planning commission continues to assess zoning issues.

Buc-ee’s plans to develop nearly 25 acres, which will include a 74,000-square-foot retail convenience store, 120 fuel pumps, 12 electric vehicle charging stations, and 780 parking spaces, according to a fiscal impact analysis report prepared by Economic & Planning Systems Inc. in May.

The report estimates that the proposed Palmer Lake travel center would generate $955,087 in sales tax revenues for the town in 2027.

Additionally, the report highlights that Buc-ee’s development would necessitate expanded services in various town departments such as police, fire, roads, and water.

According to the agreement, Buc-ee’s will cover all costs associated with enhancing water and other infrastructure linked to the travel center.

Buc-ee’s travel centers are renowned for their expansive size, Texas BBQ, and clean facilities.

Colorado’s first Buc-ee’s opened in Johnstown, northern Colorado, in March 2024, attracting hundreds of patrons during its grand opening.

A year later, the Johnstown store has employed over 200 full-time staff and has generated $1 million in annual revenue. However, concerns have been raised about increased traffic in the area.

Palmer Lake resident David Parks shared his perspective, stating, “If I were the mayor of Palmer Lake, I would consider this issue to be extremely divisive within the community and neighboring areas. It’s clearly heading in the wrong direction, and I would remove it from consideration immediately.”

Colorado Senator Michael Bennet has also expressed his opposition to the annexation, emphasizing the potential detrimental impact on the local environment and resources.

Billionaire John Malone, who owns a significant portion of land east of I-25, has also voiced his opposition to the proposed gas station development, citing concerns about disturbing the natural landscape and wildlife habitat.

Caitlin Quander, representing the Malone Family Land Preservation Foundation, highlighted the foundation’s commitment to safeguarding the area for future generations.

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