El Paso County can’t give Buc-ee’s an answer on zoning designation

EL PASO COUNTY, Colo. (KRDO) -- El Paso County's Planning and Community Development Director was unable to decide whether the proposed Buc-ee's off I-25 near County Line Road could be labeled as a "convenience store."

The plot of land bought by Buc-ee's in April is zoned as a C-1 district. Some of the current approved uses for buildings in C-1 zoning districts are:

• Amusement center
• Bar
• Barber/beauty shop
• Billiard parlor
• Car wash
• Child care center
• Convenience store
• Emergency facility

Buc-ee's was asking the county to be labeled as a convenience store, but the Planning and Community Development director was unable to fully determine if the proposed store would fit the requirements.

KRDO13 has been added to dozens of emails from Tri-Lakes area residents that have been sent to county commissioners. Those neighbors argue the proposed development does not meet the spirit of a "convenience store," and point to Buc-ee's using the term "travel center" on public websites.

According to the county's website, the planning director says it is unclear if the facility meets the requirements of a convenience store under the Land Development Code and was unable to determine similar uses that fit the code.

Buc-ee's can now appeal the decision within 30 days. Staff will have two weeks to review the decision and will then give a written response, according to the county's website.

If an appeal is filed, the county will follow the appeal procedures that are listed in the Land Development Code. More information on next steps, including any public hearings, will be released if an appeal is filed.

Buc-ee’s originally tried to annex the property into the town of Palmer Lake and emphasized the potential for nearly $1 million in sales tax revenue. The community of Palmer Lake pushed back heavily on the decision, citing an erasure of their small-town identity. Buc-ee's withdrew its annexation in February.

In recent reporting, a consultant for Buc-ee's confirmed they are still planning to build on the land if the project is approved by the county.

The county's website emphasizes that the decision is not an approval or denial of the application by Buc-ee's. It also says the decision doesn't authorize construction, development, signage or any other business operations.

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