New Application Scales Down Original Plan
Buc-ee’s is once again aiming to expand into northern El Paso County. After withdrawing its initial annexation request earlier this year, developers have submitted a revised plan to bring the Texas-based travel center to Palmer Lake. The new proposal scales down the original footprint, focusing on three contiguous parcels west of Interstate 25 and south of County Line Road, compared to the six parcels previously proposed.
The updated application, filed by Monument Ridge West LLC, includes a larger portion of County Line Road to satisfy Colorado’s annexation statutes. Town officials have scheduled a public hearing for May 29 at Palmer Lake Town Hall, where residents can voice their opinions on the plan.
Community Reaction Remains Divided
Community response remains divided. Critics raise concerns about increased traffic, strain on the town’s water resources, and the potential loss of Palmer Lake’s small-town character. Environmental advocates also caution about broader impacts to the local watershed. Supporters, however, argue that Buc-ee’s would deliver economic benefits, including hundreds of jobs and a boost in sales tax revenue that could support local infrastructure and services.
Traffic Study to Evaluate Impact
To assess the development’s potential impact, Palmer Lake has commissioned a traffic analysis by Stolfus & Associates. The study will evaluate changes to traffic volume and road capacity if the travel center is built.
What Happens Next
If approved, the Palmer Lake site would become Colorado’s second Buc-ee’s location, following the 2024 opening in Johnstown. The chain, known for its expansive fueling stations, clean restrooms, and popular food offerings, could bring a wave of travelers to the Tri-Lakes region. As the hearing approaches, the debate over Buc-ee’s return promises to remain a key topic among residents and officials alike.
What Is Buc-ee’s?
A Texas-Based Travel Center Legend
Founded in 1982 in Lake Jackson, Texas, Buc-ee’s has evolved from a small gas station into a nationally recognized brand. Known for its massive travel centers, the company redefined what travelers expect from roadside stops. Buc-ee’s locations are celebrated for offering a unique combination of extensive retail space, dozens of fuel pumps, spotless restrooms, and an array of freshly prepared foods.
Beyond the Basics: A Destination in Itself
Unlike typical gas stations, Buc-ee’s is designed to be a destination. Stores often exceed 70,000 square feet, featuring expansive shopping areas stocked with Buc-ee’s-branded merchandise, outdoor gear, and specialty foods. Popular items include brisket sandwiches, fresh pastries, and the iconic Beaver Nuggets, a sweet caramel-coated corn snack that has become synonymous with the brand.
Buc-ee’s is equally known for its operational standards. The company emphasizes exceptionally clean facilities, maintaining restrooms that have won national awards. The travel centers also cater exclusively to passenger vehicles, banning 18-wheelers to create a safer, more accessible environment for families and road-trippers.
Growing Popularity Across the Country
After building a strong presence in Texas, Buc-ee’s has expanded aggressively into other states, with locations in Alabama, Georgia, and most recently Colorado. The first Colorado Buc-ee’s opened in Johnstown in 2024, quickly becoming a major attraction along Interstate 25. The chain’s reputation for quality service and convenience has helped it develop a loyal customer base that often plans road trips around Buc-ee’s stops.
With plans for Palmer Lake on the table, Buc-ee’s could soon bring its signature experience to northern El Paso County, offering residents and travelers alike a new kind of roadside destination.
Buc-ee’s Future Economic and Traffic Impact on Palmer Lake
Proposed Location and Future Address
The proposed Buc-ee’s travel center would be located along County Line Road at Exit 163 on Interstate 25, just south of the Douglas and El Paso County line. Developers have identified approximately 30 acres of largely undeveloped land positioned west of I-25 and south of County Line Road. Although the final street address has not been determined, the annexation plans submitted to Palmer Lake suggest the site will be incorporated into the town’s expanded boundaries if approved. The location’s visibility from both northbound and southbound lanes of I-25, combined with its central position between Denver and Colorado Springs, is seen as critical to Buc-ee’s long-term success in Colorado.
This area is currently zoned for rural residential and agricultural use, but rezoning is anticipated should the annexation and project move forward. Once operational, the Buc-ee’s would be easily accessible to thousands of daily commuters and interstate travelers, offering a full-service stop with fuel, food, and retail services on a scale rarely seen in the region.
Capturing Regional Traffic Along I-25
Data from the Colorado Department of Transportation indicates that more than 3 million vehicles pass through this segment of I-25 each month. Buc-ee’s travel centers typically capture between 1.5% and 1.8% of passing traffic based on similar projects in other states. For Palmer Lake, this could translate to approximately 45,000 to 54,000 vehicles stopping each month — a number that would dramatically increase the flow of visitors into the northern El Paso County area.
Buc-ee’s is also known for its aggressive fuel pricing strategy, often selling gasoline several cents cheaper per gallon than nearby competitors. This price advantage is expected to be a major draw for cost-conscious travelers and daily commuters alike, potentially boosting capture rates even higher than initial estimates suggest.
Tax Revenue and Economic Impact
In terms of financial benefit, Buc-ee’s locations nationwide generate between $30 million and $50 million annually in gross revenue. Roughly 35% of this revenue typically comes from fuel sales, with the balance made up by retail, food, and beverage sales. Given Palmer Lake’s local sales tax rate of 3%, the town could expect to generate between $900,000 and $1.5 million in new annual tax revenue if projections hold — an impressive addition for a community operating on a budget of around $3 million per year.
Property taxes from the large commercial footprint, as well as increased state and federal fuel tax collections, would further bolster public revenues. In addition, the Buc-ee’s is projected to create between 250 and 300 full-time jobs. These positions typically offer competitive wages, benefits, and full-time schedules — a potential boost for the local employment market and a rare opportunity for stable, service-based careers in the Tri-Lakes region.
Weighing Economic Growth Against Community Preservation
While the economic benefits are significant, the potential trade-offs cannot be ignored. Increased vehicle traffic could stress existing road infrastructure, and water consumption for a facility of this size raises sustainability concerns for Palmer Lake’s limited resources. Additionally, the arrival of a major commercial development could alter the small-town charm and rural atmosphere that many residents cherish.
As the proposal advances, Palmer Lake leaders and residents are faced with a complex decision: whether the promise of economic revitalization outweighs the risks of transforming the community’s character. Buc-ee’s presents both an opportunity and a challenge — and the path forward will shape the future of Palmer Lake for years to come.