As Goes Florence, So Goes Palmer Lake? What the Buc-ee’s Expansion Means for the Future of the Tri-Lakes

As Buc-ee’s continues expanding across the country, small towns are quickly learning just how much one mega-development can change everything.

A recent article from The Post and Courier highlighted how Florence County, South Carolina, is undergoing a rapid transformation after approving a massive Buc-ee’s travel center. What was once quiet, rural land with deep conservation and historic roots is now being reshaped by commercial rezoning, rising traffic concerns, and land use shifts.

If that sounds familiar, it should—because we’re seeing the early signs of the same thing unfolding right here in the Tri-Lakes region.

In South Carolina, Buc-ee’s opened just off I-95 in a historically rural area. Immediately, pressure began mounting to rezone 105 acres of surrounding land from rural use to general commercial. Conservation advocates voiced concern about preserving rural character, while county officials leaned into the promise of new tax revenue and economic development.

In Colorado, Buc-ee’s has now proposed a 74,000 sq ft travel center just outside Palmer Lake. If approved, this project could serve as a catalyst—inviting not just one retailer, but a domino effect of large-scale commercial development along County Line Road (where the new water line will run), pushing deeper into Tri-Lakes and up toward Palmer Lake itself.

We’re at a crossroads. And we’d be wise to look at Florence to see what’s down the road.

What We’re Likely to See in Our Region

1. Commercial Expansion Creeping North

Large-scale developments like Buc-ee’s don’t just arrive in isolation. They draw surrounding businesses—fast food chains, gas stations, hotels, strip malls—and they create momentum for further zoning changes. With Monument already seeing increased growth, pressure will naturally push north toward Palmer Lake, especially along County Line Road.

2. Traffic & Infrastructure Overload

Florence residents reported immediate increases in traffic and delays, with infrastructure lagging behind demand. In Tri-Lakes, many roads—especially local routes like County Line or Beacon Lite Road—weren’t built to handle high volumes of semi-trucks, RVs, and tourist traffic. Without planning ahead, gridlock becomes a daily reality.

3. Loss of Rural Character

One of the most powerful sentiments in Florence came from conservation advocates fighting to protect the area’s rural identity. The same applies here. Palmer Lake, known for its small-town feel, historic charm, and natural beauty, could quickly be overshadowed by concrete, neon signage, and 24/7 commercial traffic.

4. Environmental & Wildlife Impact

The Florence example sparked pushback from residents concerned about the ecological footprint of such rapid development. Palmer Lake is surrounded by sensitive wildlife corridors, dark-sky viewing areas, and fire-prone open space. Unchecked development could put these at serious risk.

This isn’t a conversation about whether growth is bad—it’s about how we manage it.

The Tri-Lakes region is growing. But how it grows, and who it grows for, is still up to us. Florence County serves as a cautionary tale: when large developers like Buc-ee’s come to town, their presence doesn’t stop at one parcel of land. It spreads outward—reshaping zoning, infrastructure, and the culture of the community.

If we want to preserve what makes Palmer Lake and Tri-Lakes special, now is the time to act—not after the concrete is poured.

Let’s plan smarter. Let’s grow intentionally. And let’s protect the character of our community while we still can.

Read the full article here: When Buc-ee's arrived, so did development. This rural SC county is grappling with the growth.