The WSJ recently documented a fierce storm in the foothills of the Rocky Mountains as the Texas-born travel stop, Buc-ee's, eyes a new home south of Denver in Palmer Lake, a town with about 2,500 residents. One opponent is billionaire media mogul John Malone, who wrote an op-ed in Colorado Springs' The Gazette:
The expansive prairie-to-peaks views of Greenland Ranch along I-25 between Larkspur and Monument can include sightings of native Colorado wildlife such as bighorn sheep, pronghorn antelope, elk, black bears and mountain lions. But an invasive species from Texas threatens the last major piece of protected open space on the Front Range: a ball-capped beaver named Buc-ee that serves as the mascot for a chain of supersized gas stations.Malone is America's second-largest landowner, and his mission is to preserve the Wild West culture. The WSJ suggests that the fight "has become an epic battle over the soul of the American West."
Buc-ee's has acquired a cult-like following since its first store opened in the early '80s. One (myself) could argue Buc-ee's has enhanced travel through large states like Texas, offering a place where families or lone travelers can stop for a clean restroom break and let the dog (or kids) run around. The store sells fudge, beef jerky and brisket sandwiches and, honestly, a bit of sanity with bathrooms that have set a new standard for every public restroom in America. This last point can't be emphasized enough: prior to a Buc-ee's being on our route to the coast and the grandparents' house, we saw things we could never unsee at pit stops.
Now, the main road arteries that cut through the state, pumping travelers north and south, east and west, are dotted with Buc-ee's. As soon as you leave one, a black sign with white lettering usually tells you the miles to the next one. Hashtag blessed.
In addition to new roads and infrastructure, Buc-ee's usually attracts more businesses. Take, for instance, the store north of Temple, Texas, along Interstate 35. Previously, the only option for a break in that area was a gas station on the west side of the interstate. It was not great. Since Buc-ee's opened, several new businesses have opened, including a Starbucks and a McDonald's. Whether or not that's a good thing or bad largely depends on your perspective.
An analysis by the Younger firm estimates that Beaver's economic impact on the state's annual revenue is $641 million, not to mention local jobs that start at $15 an hour.
Alas, Colorado ain't having it.
One of the main problems is that Buc-ee's wants to set up in a sparsely populated area, as it's wont to do. Many of the people who settled in this stretch of land south of Denver did so for that very reason: the peacefulness. They're not too keen on bright lights, traffic and noise pollution the massive travel stop will bring, despite the millions of dollars it will infuse into the local economy, including more than 200 jobs. According to the WSJ, the chain plans to build on 41 acres of "underdeveloped land of pine trees and grass." But Buc-ee's needs municipal water, which the land doesn't have, meaning it will need to annex Palmer Lake's supply. In return, the small town could expect at least a cool million in sales tax annually, a 30% boost according to the report.
Nevertheless, some locals don't want the massive store on the horizon.
Fair enough.
But the fight between those for and against the new site in Palmer Lake has turned vicious; texts between the mayor and an acquaintance called protestors at a town meeting sex workers and "fat ass." The mayor and that friend got in a personal dispute and the latter shared all those text exchanges on social media, leading to the mayor's resignation. There are signs, petitions, heated meetings and lawyers. The city council will make a final vote on the store later this summer, after the local planning commission finishes its full report.
This isn't the first time a Buc-ee's has faced NIMBY opposition. Stores in Southwest Florida and North Carolina also met similar opposition over pollution and traffic.
Not everyone opposes the development in rural Colorado, however. A comment on the WSJ article points out that the area is already being developed elsewhere.
Byron Larson writes:
"As a nearby Woodmoor resident, I find the anti-Bucee's advocates to be unbelievably irrational. The lies, distortions, and unfounded assertions are seemingly endless. A business there would take up a very small number of acres compared to the surrounding open space. The tax benefits to Palmer Lake would represent a huge windfall. I don't see anywhere near the outrage related to much larger housing and commercial development that are 2-3 miles to the south - on both sides of I-25. There are mitigations that can be done to minimize the impact for this specific project. For me, the residents of Woodmoor, the residents of Palmer Lake, and the residents of Black Forest - having a gas station and convenience store in that location would be a great convenience. There isn't another one near that location."
Meanwhile, on a recent hot Wednesday night in the middle of nowhere (north of Temple, actually), it was quiet enough inside Buc-ee's to hear the in-store sound system. David Allen Coe's "You Never Even Called Me By Name" played and almost every person in the store mumbled the lyrics to themselves. For a moment, surrounded by 27 flavors of beef jerky and beaver merch, perhaps I got a wiff of the soul of the Southwest.
Leaving Buc-ees, we headed east on a back road, cutting through thousands of acres of farmland. It was pitch black for two hours, save for a couple of small towns. Preservation or development — perhaps both can be true. At least we had a full tank of gas and snacks.
