Buc-ee\u2019s proposed second Colorado travel center has divided the Tri-Lakes community about 50 miles south of Denver for nearly two years, with residents fighting over development, water use, traffic and open space.<\/p>\n
The 4-1 decision means the Buc-ee\u2019s qualifies as an allowed use within the C-1 zoning district and that the project can proceed through the county\u2019s administrative development review processes.\n<\/p>\n
The decision does not does not constitute approval of a site development plan or construction of the Buc-ee\u2019s, which is being proposed on vacant land along Interstate 25.<\/p>\n
Buc-ee\u2019s next steps will include submitting a site development plan for review by El Paso County staff.<\/p>\n
The plan does not return to the board for approval.\t\t\t\t<\/p>\n
\u201cOne of the things that I find is that this is a complicated process,\u201d said board chair Carrie Geitner, who approved the appeal, alongside vice chair Lauren Nelson and commissioners Holly Williams and Cory Applegate.\n<\/p>\n
\u201cWhile I understand that many of you may be disappointed that I agree that the applicant has met that burden of proof, I\u2019ll just say I believe you all came here in good faith, and I came here today in good faith as well.\u201d<\/p>\n
Geitner said she approved the Buc-ee\u2019s appeal because, in her view, the county\u2019s old C\u20111 zoning and land-use code must be read \u201cliterally,\u201d not according to \u201ccommon sense\u201d or Google definitions. She also said the code doesn\u2019t cap the size of a convenience store. Nelson argued that Buc-ee\u2019s also qualifies as a use \u201csimilar in function\u201d to other C\u20111 commercial uses like retail, restaurants and hotels, especially along a highway.<\/p>\n
Commissioner Bill Wysong was the dissenting vote on the board.<\/p>\n
\u201cThe burden of proof still remains on the applicant. I do not believe they met that burden of proof,\u201d Wysong said.<\/p>\n
\u201cI just wholeheartedly disagree at this point.\u201d<\/p>\n
![\"An](\"https:\/\/www.newsbeep.com\/us-tx\/wp-content\/uploads\/2026\/08\/Bucees-PowerPoint-Presentation-1.png\")
An image of the proposed site. A proposal to build the state\u2019s second Buc-ee\u2019s along I-25 near Palmer Lake, south of Denver in El Paso County, has raised concerns among residents who worry about the impact the convenience store and gas station chain will have in the surrounding area. (Image from Palmer Lake public records)<\/p>\n
Vertex Consulting Services<\/a> senior executive consultant Nina Dossey, a consultant for Buc-ee\u2019s, argued that the proposed travel center should be classified as a convenience store rather than primarily as a gas station or truck stop.\n<\/p>\n Dossey said the development would include the sale of groceries, ready-to-eat food, beverages, over-the-counter medicines, household sundries and other convenience merchandise, along with gasoline, other petroleum products and electric vehicle charging.<\/p>\n At one point, Dossey compared the travel center to a Circle K and Kum & Go, drawing laughter from some audience members.\n<\/p>\n Public comment included many residents who said they live within 5 miles of the proposed site. Supporters cited potential economic benefits, while opponents warned of the project\u2019s impacts and argued that it was not being developed to serve the surrounding neighborhood.\n<\/p>\n \u201cLet\u2019s be frank,\u201d said Tri-Lakes area resident Richard Robinette, who opposes the proposed Buc-ee\u2019s development. \u201cIf it looks like a gas station, smells like a gas station and sells more gas than a gas station, it\u2019s a gas station.\u201d\n<\/p>\n Monument resident Chris Jeub is in favor of building the potential Buc-ee\u2019s. \u201cWe can\u2019t be a county that doesn\u2019t like something and then finds a way to interpret the code to not like it or to push it out,\u201d he said.<\/p>\n \u201cI cannot read the definition of a convenience store any differently than a Buc-ee\u2019s.\u201d<\/p>\n The proposed development will include 120 fueling stations, 20 EV charging stations and about 790 parking spaces.<\/p>\n Buc-ee\u2019s has been rapidly expanding across the country, making its red-capped beaver mascot an increasingly familiar sight along American highways.<\/p>\n At a recent store opening in Benton, Ark., Arch \u201cBeaver\u201d Aplin III, Buc-ee\u2019s co-founder, president and CEO, said he prefers to open locations in \u201cconservative, business-friendly states.\u201d<\/a> He was quoted by USA Today as saying, \u201cI\u2019m starting to realize life\u2019s too short to try to build in places that people don\u2019t appreciate what you\u2019re bringing \u2026\u201d He did not specifically reference project in El Paso County.<\/p>\n![\"LULING,](\"https:\/\/www.newsbeep.com\/us-tx\/wp-content\/uploads\/2026\/08\/tdp-z-opcolumn-03.jpg\")
LULING, TEXAS – JUNE 12: Employees prepare food inside of the Buc-ee’s convenience store on June 12, 2024 in Luling, Texas. The Texas-based convenience store and gas stop, Buc-ee’s has become the world’s largest convenience store with over 100 gas pumps and a 75,000 square feet store. The newly opened location in Luling is nearly 30 times larger than average convenience stores, and hosts thousands of food and beverage options. (Photo by Brandon Bell\/Getty Images)<\/p>\n