Town of Monument urges county to deny Buc-ee’s zoning appeal

MONUMENT, Colo. (KRDO) -- The Monument Town Council is officially asking El Paso County to not allow a new Buc-ee's facility to operate near County Line Road and Interstate 25.

The town released a statement asking the county commissioners to uphold their decision from July that said the Planning and Community Development Director was unable to determine whether the proposed development qualifies as a "convenience store" under the county's Land Development Code.

Buc-ee's filed an appeal against that decision a week later. It will be discussed at a future date, according to the El Paso County website.

Now, Monument is saying it supports the county's decision and is asking it to deny any appeals that would let the development be classified as something not in the Land Development Code. The town council said in a statement, the county "must require the appropriate rezoning or other comprehensive land-use review -- with full public notice and participation-- before taking further action."

According to the county, Buc-ee's appeal will discuss the single issue of "whether the proposed Buc-ee’s use is an allowed use in the C-1 zoning district or is similar enough to be an allowed use to be considered as such."

The county says it is only deciding on the land-use classification, and not on any development on the property.

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 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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