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Under Review In LitigationCorporate Development

Buc-ee's Travel Center — Monument Hill

Buc-ee's has proposed a 74,000 sq ft travel center with 120 fueling positions on 30.8 acres at I-25 and County Line Road on Monument Hill. El Paso County ruled in August 2026 that the use fits existing C-1 zoning (Resolution 26-260). The site development plan (file PPR2628) is under administrative review, and the zoning decision is being challenged in district court (2026CV032336).

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Overview

Neutral summary · community maintained

Buc-ee's, the Texas-based travel center chain, has sought since 2024 to build its second Colorado location at the I-25 / County Line Road exit on Monument Hill, between the Town of Monument and the Town of Palmer Lake.

The Palmer Lake annexation (2024–2026)
The project was first pursued through annexation into the Town of Palmer Lake, which would have provided water service. Palmer Lake's Board of Trustees found the land eligible for annexation on December 12, 2024 (Resolution 60-2024). In September 2025 the Palmer Lake Planning Commission recommended denying the proposed Planned Development zoning (Resolution 61-2025), citing scale, small-town character, water and night-sky concerns. The property owner, Monument Ridge West, LLC, withdrew the annexation application in February 2026.

The county path (2026)
The property was transferred to Buc-ee's EPCO, LLC, and the approval path moved to El Paso County, where the land is zoned C-1 (commercial). Buc-ee's asked the county to classify the travel center as a "convenience store" (file ADM264). The Planning and Community Development director could not make that determination, and Buc-ee's appealed on July 7, 2026 (file APP261). On August 27, 2026, after a day-long quasi-judicial hearing, the Board of County Commissioners voted 4-1 that the use is allowed in C-1. Resolution 26-260 was recorded August 28. The county has stated that this decision did not approve construction or a site plan.

The site development plan (file PPR2628)
Buc-ee's submitted its site development plan on October 12, 2026. According to the applicant's submitted plans, which remain subject to county review, the project includes a 74,000 sq ft store, two fuel canopies with 120 fueling positions, about 810 parking spaces, two on-site wells drawing from the Arapahoe and Denver aquifers, a 500,000-gallon water tank, three detention ponds, and a sewer line to the Monument Sanitation District. The applicant's traffic study estimates about 22,150 trips per day, most of them diverted from I-25, and recommends new signals at both I-25 ramps and a realigned County Line / Beacon Lite intersection. The applicant's schedule shows construction from spring 2027 to fall 2028.

County staff are reviewing the plan with comments from 18 agencies, including CDOT, the Town of Monument, Douglas County and Tri-Lakes Monument Fire. If it meets code, the plan is approved administratively by the planning director, with no public hearing and no appeal to the Board of County Commissioners.

The court challenge
On September 24, 2026, Tri-Lakes Preservation, The Community Voice, the High Pines Patio Homes HOA and six nearby residents filed a Rule 106 complaint in El Paso County District Court (2026CV032336) against the Board of County Commissioners and Buc-ee's EPCO, LLC. The complaint argues the project is a "gas station," which is not allowed in C-1, and that the Board skipped a required step in the similar-use test. It does not ask the court to halt the project while the case proceeds.

Positions in the record
Buc-ee's argued at the August hearing that the business meets the county's literal definition of a convenience store because it sells goods as well as fuel. About 160 people spoke against the appeal and two spoke in support. Opponents, including the Town of Monument, have cited the project's regional scale, I-25 traffic and winter safety on the Palmer Divide, water supply, wildlife, light pollution, property values and the loss of further public hearings.

Timeline

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  1. 2024

    Project announced

    Buc-ee's identifies the I-25 / County Line Road site on Monument Hill for a second Colorado location.

    Source ↗
  2. December 2024

    Developer community meeting draws 300+ residents

    At Palmer Lake Elementary, residents question the developer team about traffic, winter weather, light pollution, property values and wildlife.

    Source ↗
  3. Dec 12, 2024

    Palmer Lake finds land eligible for annexation (Resolution 60-2024)

    The Palmer Lake Board of Trustees determines the Monument Ridge West property is eligible for annexation, starting the annexation process.

    Source ↗
  4. Jan 10, 2025

    Lawsuit challenges Palmer Lake's annexation eligibility decision

    Residents and the group Integrity Matters file suit in El Paso County District Court challenging Resolution 60-2024.

    Source ↗
  5. Sep 3, 2025

    Palmer Lake Planning Commission recommends denial (Resolution 61-2025)

    After a hearing that began August 20, the Planning Commission recommends the Board of Trustees deny Planned Development zoning, citing scale, small-town character, impermeable surface, water, night sky and compatibility. It lists conditions if the Board approves anyway.

    Source ↗
  6. Feb 4, 2026

    Palmer Lake annexation application withdrawn

    Monument Ridge West, LLC withdraws its annexation application without stating a reason.

    Source ↗
  7. March 2026

    Boundary line adjustment approved; stop-work order issued

    El Paso County approves a boundary line adjustment for the parcel and issues a stop-work order on site activity.

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  8. March 2026

    Property transferred to Buc-ee's EPCO, LLC

    Ownership passes from Monument Ridge West, LLC to Buc-ee's EPCO, LLC.

    Source ↗
  9. May 14, 2026

    Residents comment at county land use meeting

    Speakers raise water, wildlife, traffic and property value concerns. No land-use action taken.

    Source ↗
  10. Jun 23, 2026

    County director cannot determine use classification (ADM264)

    Buc-ee's asks whether the travel center is a "convenience store" or a similar allowed use in C-1. The Planning and Community Development director is unable to make that determination.

    Source ↗
  11. Jul 7, 2026

    Buc-ee's files appeal (APP261)

    Buc-ee's EPCO, LLC appeals the director's determination to the Board of County Commissioners.

    Source ↗
  12. Jul 21, 2026

    Residents ask commissioners for evening hearing and equal time

    Tri-Lakes residents urge the Board to reject the classification and change hearing procedures.

    Source ↗
  13. August 2026

    Town of Monument urges county to deny classification

    Monument Town Council calls on commissioners to uphold the original determination.

    Source ↗
  14. Aug 27, 2026

    Commissioners grant Buc-ee's appeal, 4-1

    After a day-long quasi-judicial hearing with about 160 speakers opposed and two in support, the Board rules the use is allowed in C-1 zoning. Remaining approvals become administrative.

    Source ↗
  15. Aug 28, 2026

    Resolution 26-260 recorded

    The Board's written decision on the appeal is recorded.

    Source ↗
  16. Aug 31, 2026

    Site plan file PPR2628 opened

    The county opens the plot plan review project for the Buc-ee's site development plan. The applicant uploads plans and studies through September.

    Source ↗
  17. Sep 24, 2026

    Zoning decision challenged in district court (2026CV032336)

    Tri-Lakes Preservation, The Community Voice, the High Pines Patio Homes HOA and six residents file a Rule 106 complaint against the Board of County Commissioners and Buc-ee's EPCO, LLC. No stay is requested.

    Source ↗
  18. Oct 12, 2026

    Site development plan accepted for review

    Fees are paid, a project manager is assigned, and the plan is referred to 18 county offices and outside agencies, including CDOT, the Town of Monument, Douglas County and Tri-Lakes Monument Fire.

    Source ↗
  19. Oct 19, 2026

    Residents reaffirm opposition at community meeting

    More than 100 residents gather in the Monument area while the court challenge and county review continue.

    Source ↗

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