FAQs

  • That is what the opposition wants us to believe, however Buc-ee's still needs to 1) apply to the County, 2) obtain sufficient water rights (and drill wells, become their own water operator, and build their own water filtration plant), 3) obtain CDOT approval for which there has been no design plan submitted yet, and 4) redone.

  • The Palmer Lake Planning Commission voted to not recommend the project in any form, not only because it did not fit the master plan, but also because of the risks that Buc-ee's would project onto the Town. A planning commission member noted that any cost gains, which were questionable at best, would be negated by the cost of additional wells.  Also, a scientific water fact is that as more wells are drilled, each subsequent well will yield less water...Palmer lake has over 140 wells. Buc-ee's would also mean that the Town would be responsible for County Line maintenance/upkeep and emergency services.  In the Buc-ee's provided fiscal impact report, which was discussed in May 2025, these surmounting costs exceeded $800k and created an almost net zero financial gain for the Town.  When the Town went back to negotiate with Buc-ee's, Buc-ee's suddenly upped their revenue numbers to $1M/year (more than any other store in the country and 60% higher than their original, projected revenue for PL) and the Town determined that they could outsource these upkeep costs to others (i.e. Douglas County and MFD) though they had no negotiated terms for County Line Road maintenance.

  • On paper, they are stockpiling (free) soil from the Beacon Lite Road Project.  Depending on how you read their project paperwork, which is difficult as there are a number of errors, this stockpile is either for MRW (Buc-ee's) or MRE (where housing will be built across the highway, starting in about 30 days and requiring stockpile as well). Integrity Matters has filed a CRCP 106(a)(4) and TRO against this stockpile and against the boundary line adjustment (BLA) that was administratively approved by the County - this is currently pending judicial review.  However, we have found that 1) the BLA should not have been approved as there will be a material change in water rights between the parcels, something that the applicant denied, but is proven by their well permitting/applications and well bore holes.  This current work also impedes on top of a riverine which drains into the Greenland Open Space - work which they should have sought permitting for but have not.

  • 80-90% of the visitors are travelers not from the local area.

    • A traffic circle, common at other Buc-ee’s locations to mitigate traffic, was already turned down by CDOT due to the proximity of Douglas County which will not allow cut in to their right of way or into their conservation easement.

    • It’s estimated multiple traffic lights and a roundabout will be needed at County line road and I-25.

    • Major infrastructure improvements will be required; designs include traffic lights and a traffic circle.

    • It’s hard to estimate quantitatively but Buc-ee’s will be a competitor for similar items sold.

    • Buc-ee’s opening hourly pay is $20 which will be difficult for local businesses to compete and therefore will lose their employees due to this siphoning tactic for small towns.

    • Johnson's Corner Restaurant, 3 miles away from Johnstown Buc-ee's, went out of business after 80 years, 10 months after Johnstown Buc-ee's opened. Source: 9 News

    • Similar to the Johnstown location, Buc-ee’s will negotiate a ~50% tax return for 20+ years. Johnstown location only receives ~$375k/annually (Johnstown’s sales tax is 3.5%. Estimated store revenue is $25M. 0.5% of sales tax reserved for capital improvements. Johnstown earns 1.5% sales tax of $25M = $375k).

    • Buc-ee’s traditionally negotiates millions on “capital incentives” from the gaining municipality to pay for capital improvements such as road work.

    • Buc-ee’s currently has worse employee satisfaction rates than McDonald’s and Walmart and is known for incredibly high employee turn-over due to poor labor practices.

    • A Houston court likened Buc-ee’s employment agreements to “indentured servitude.”

    • The highest paying Buc-ee’s jobs traditionally go to “in-house” managers that come from Texas and are required to pay back salary if employees quit before a certain time-frame.