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OCN > blog > OCN Newsletter #53 – Feb. 20, 2026 – Monument actions suggest Buc-ee’s alternatives, Buc-ee’s seeks to add 10 acres, Request event listing in OCN calendar, Feb. Issue and podcasts posted, Check which districts you’re in

OCN Newsletter #53 – Feb. 20, 2026 – Monument actions suggest Buc-ee’s alternatives, Buc-ee’s seeks to add 10 acres, Request event listing in OCN calendar, Feb. Issue and podcasts posted, Check which districts you’re in

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Monument Town Council actions suggest some possible directions for the Buc-ee’s project.

At their Feb. 2 meeting, the Monument Town Council approved a resolution initiating annexation of the town-owned water tank site on Beacon Lite Road. The property proposed for annexation is adjacent to the southern edge of the parcel proposed for combination with the Buc-ee’s travel center parcel. If the town completes the annexation of the water tank site and El Paso County approves the combination of the parcels, it raises the possibility that the Buc-ee’s developer might apply to the Town of Monument for annexation. Failing that, the Buc-ee’s developer might seek to purchase water from the Town of Monument.

At the Feb. 17 meeting, the Monument Town Council approved an ordinance which prohibits the town from providing water service to properties located north of the Palmer Divide. Although some people may see this as blocking Buc-ee’s from obtaining town water, since the high point of the Palmer Divide is Bald Mountain in southern Douglas County, depending on the exact path of the Palmer Divide, it is possible that the Buc-ee’s site is south of the Palmer Divide and therefore not prevented by the ordinance from purchasing water from the town.

The timing of these actions by the Monument Town Council is interesting given residents’ intense interest in the Buc-ee’s developer’s plans.

AI-Generated Highlights of the Monument Town Council meeting Feb. 2, 2026

The timestamps indicate approximately where the topic was addressed in the video of the meeting.

  • Pikes Peak Regional Building Department (PPRBD) 2025 Report: Greg from the PPRBD reported that while single-family home construction in Monument dropped 27% in 2025, there was a major boom in commercial construction, with new apartment completions more than tripling across the region. The department also noted that they continue to perform manual roof inspections rather than using drones to ensure they can physically check for proper shingle installation. (00:02:11)
  • Annexation of Beacon Light Road Water Tank Site: The Council approved Resolution 08-2026, initiating annexation proceedings for the town-owned water tank site and a portion of Beacon Light Road. This “flagpole annexation” is similar to the process used for Old Denver Road, and a public hearing has been set for March 16, 2026. (00:22:38)
  • Proposed Restriction on Water Flow North of the Palmer Divide: Council discussed a draft ordinance that would prohibit municipal water from being provided to developments north of the Palmer Divide. This proactive measure is intended to protect the town’s renewable water sources and avoid the expensive and time-consuming 1041 permit process required to move water into the South Platte River basin from the Arkansas River Basin. (00:30:38)
  • Resident Complaint Regarding Above-Ground Electric Fence: During public comment, a resident reported that a neighbor had installed two layers of above-ground electric fencing on his property line. Town staff acknowledged the complaint and noted that a new code enforcement officer would be starting within the week to investigate the matter. (00:39:56)
  • Regional Training for Elected Officials: Council discussed an initiative to host a regional mixer and educational sessions for elected officials and clerks from El Paso, Teller, and Fremont counties. The first event, a mixer in Colorado Springs, is being targeted for late March to foster better inter-municipal cooperation. (00:44:03)
  • Q4 Financial Performance: The quarterly budget report revealed that the town ended 2025 with total expenditures at 83% of the budgeted amount. While sales tax remains the town’s primary revenue source, planning fees were lower than anticipated, leading the town to seek a third-party evaluation of its fee schedule. (00:48:37)
  • 2025 Investment Returns: The town reported earning nearly $1.5 million in total investment income for 2025. The Council plans to review and update the town’s investment policy in the coming months to ensure it remains current with market conditions. (00:54:43)
  • Sales Tax Delinquency Enforcement: Finance staff reported record sales tax collections for December filings, yet noted that three local businesses have been issued notices of final determination due to repeated failure to remit collected taxes. One business has reportedly failed to file since 2021, and the town is prepared to take further legal action or close businesses that remain non-compliant. (01:00:41)
  • Condolences for Mayor Teresa Howard: The Council formally expressed its condolences following the unexpected passing of Teresa
    Howard, the Mayor of Kiowa, Colorado. (01:06:06)
  • Executive Session on Elite Cranes: The Council voted 7-0 to enter into an executive session to receive legal advice from the town attorney regarding a zoning enforcement matter involving Elite Cranes. (01:07:41)

Watch the Feb 2, 2026 meeting

AI-Generated Highlights of the Monument Town Council meeting Feb. 17, 2026

The timestamps indicate approximately where the topic was addressed in the video of the meeting.

  • New Wildlife Resiliency and Fire Codes: The Council reviewed a presentation regarding the adoption of the 2021 International Fire Code and the Colorado Wildlife Resiliency Code, which aims to align local fire standards with regional building codes to address extreme wildfire losses. The new wildlife code includes requirements for non-combustible fencing within 8 feet of a home and the removal of vegetation within a 5-foot “defensible space” for new constructions. (00:01:51)
  • Police Impact Fee Recommendation: An impact fee study conducted by EPS recommended implementing a new police impact fee of approximately $800 per single-family home. This fee is designed to maintain current service levels by funding capital assets such as patrol vehicles and gear as the town grows. (00:29:41)
  • Restriction of Water Service North of Palmer Divide: The Council approved Ordinance 02-2026, which prohibits the town from providing water service to properties located north of the
    Palmer Divide. This is a proactive measure to avoid expensive 1041 permitting processes and potential conflicts with water decrees from neighboring counties. (01:02:34)
  • Jackson Creek Parkway (JCP) Widening Strategy: Because the total project cost of $17 million exceeds current funding, the town will proceed with a value-engineered “first part” focused exclusively on the northbound lanes and a swale median. This $7.5 million portion utilizes already-secured grants that must be spent promptly to avoid redistribution by state agencies. (01:07:24)
  • Federal BUILD Grant Application: The Council authorized Resolution 09-2026 to apply for a federal BUILD grant to fund the remaining southbound lanes, estimated at $5 million. To increase the town’s chances of winning the grant, the Council committed to a 30% local matching fund. (01:13:16)
  • Master Transportation Plan Grant: The Council approved applying for a $200,000 DOLA grant (Resolution 13-2026) to develop a Master Transportation Plan. This plan is a critical prerequisite for the town to remain eligible for future state transportation grants and will provide detailed data to help prioritize road improvements. (01:31:09)
  • Significant Increase in Water Rights Fees: Under Resolution 11-2026, the Council raised the “fee in lieu of water rights” for developers from 10,000 to 30,000 per acre-foot”. This update brings the town’s fees in line with current market values for renewable water portfolio assets. (01:39:37)
  • Formal Policy for Accepting Groundwater: The Council adopted a formal procedure (Resolution 12-2026) for evaluating and accepting groundwater from new developments, specifically addressing “not non-tributary” water. This policy protects the town’s water portfolio by requiring developers to pay a fee of
    roughly $40,000 per acre-foot for water that requires future court adjudication. (01:51:40)
  • Controversial Chamber of Commerce Lease: In a 5-2 vote, the Council approved a short-term, one-year lease with the Tri-Lakes Chamber of Commerce for $1 per year. While supporters viewed it as a transition year to allow the Chamber to prepare for future rent, dissenting members expressed a desire to sell the property or generate revenue from the town asset. (02:01:34)
  • Maintenance Liability Concerns: During the Chamber of Commerce lease discussion, Council members questioned why the town remains responsible for major building repairs exceeding $5,000. Staff clarified that the lease includes a provision allowing the town to terminate the agreement rather than paying for such significant improvements. (02:05:16)
  • Objections to Buc-ee’s/County Referral: Following an executive session, the Council directed staff to submit formal comments to El Paso County opposing an administrative lot line adjustment for the property associated with the proposed Buc-ee’s project. The Council argued that such changes should not be administrative and instead require public hearings and greater scrutiny. (02:28:33)

Watch the Feb 17, 2026 meeting

Stars of Tomorrow Auditions & WMMI Geology Day tomorrow!

Readers should assume that event information published in this newsletter is subject to change and information should be confirmed a day or two before the event by calling the information number or checking the organization’s website. See page < 22 > and page < 23 > or check wp.ocn.me/events for event locations and other details of these and many other local events.

With our new on-line calendar, you can easily search for your favorite events, view upcoming events in a variety of formats (daily, weekly, monthly, etc.) and add events of interest to the calendar on your mobile device or computer.

Check out our On-Line Calendar

Buc-ee’s seeks to expand parcel by 10 acres to the south

Vertex Consulting Services, representing Buc-ee’s, has applied to El Paso County to append 10 acres to the southern part of the parcel designated for the proposed Buc-ee’s travel center.

A primary reason Buc-ee’s sought annexation to the Town of Palmer Lake was to obtain a source for potable water for the site. The Monument Sanitation District has already committed to provide sewer service.

The documents note, “The boundary line adjustment will not result in a change in the water supply for either lot; Neither parcel has an existing well. There are no adjudicated water rights with either parcel. The Boundary Line Adjustment does not include the severing water rights and the land will be transferred by deed with all water rights underlaying the property intact.”

This action makes it clear that Buc-ee’s has not abandoned the proposed project at that site but is instead pursuing an alternative route to obtain access to a water supply for the property.

Click the buttons below to read the details of the application and 149 pages of public comments.

Read the Application

Read Public Comments

OCN Feb. 7 issue and podcasts posted

Over 23,000 copies of our Feb. 7th issue were mailed yesterday. They should be in most mailboxes by now.

All the articles, letters, columns, snapshots, notices, and community calendar events have been posted at www.ocn.me. The audio files have be posted for all the articles and the audio highlights and audio articles podcasts have been broadcast to Spotify, Apple Podcasts, and Pandora and posted on our YouTube channel.

Feb. Issue Audio Highlights Podcast

Feb. Issue Audio Highlights Transcript

Feb. Issue Audio Articles Podcast

Read Our Feb. Issue

Read Our On-Line E-Editions

Feb. Issue PDF

Feb. Issue Photo Collection

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Our Community Calendar carries listings for Tri-Lakes events that are sponsored by local governmental entities and not-for-profit organizations. We include events that are open to the general public and are not religious or self-promotional in nature. Complimentary calendar listings are included, when requested, for events advertised in the current issue. Click the button below to request listing of your events.

Request Event Listing

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    • Hi Tina,

      Thanks for your comment. The best way to stay informed about the Buc-ee’s proposal and other Tri-Lakes area news is to subscribe to our community newsletter emails. To subscribe, go to https://wp.ocn.me/newslettersignup/.

      I also recommend you download the OCN app. There is information at https://wp.ocn.me/app/. The OCN app highlights upcoming Tri-Lakes area events and new postings including posting of newsletters on our website.

      You can also follow us on Facebook and Nextdoor.

      If you have questions or comments, you can reach me at johnheiser@ocn.me.

      Reply

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