Monument Gateway Development Site | 17.79 AC | Hotel/Mixed-Use | Hwy 105/I-25 | Monument, CO

Highlights:

• Hotel permitted by right | no CUP required | Sec. 18.03.380
• Clinic, urgent care, childcare, retail, and restaurant uses permitted by right
• Multifamily residential conditional use | CUP required | typically 3 to 6 months
• No CDOT access permit | Town of Monument jurisdiction only
• 17.79 AC total | 728 LF Beacon Lite Rd | 605 LF 2nd Street | two-sided access
• No hotel at Hwy 105/I-25 interchange — feasibility study suggested
• Tri-Lakes corridor may be underserved by national chain childcare — D-38 school district demand anchor
• Monument household income profile may support specialty grocer threshold
• No fitness club between Baptist Road and Hwy 105 interchanges
• Corridor adding 800-plus residential units by Q1 2027
• 225,000 SF national retailer power center under construction — confirms Monument market
• Lewis-Palmer D-38 — top-rated Colorado school district
• USAFA, USAA, Fort Carson, Schriever and Peterson Space Force Bases
• Monument Creek corridor — natural open space buffer | dry bed | not live water
• FEMA floodplain and PSS1C wetland present on eastern boundary | buyer to determine buildable area
• No metro district mill levy
• Municipal water and sewer confirmed
• Electric: Colorado Springs Utilities (buyer to confirm)
• Pikes Peak Enterprise Zone — $1,100/new job Colorado tax credit
• Currently agriculturally assessed — near-zero carrying costs
• Monument 2040 gateway Opportunity Site designation
• Legacy ownership — first time offered for sale
• Adjacent 4.41 AC retail pad available separately at $2,500,000
• Combined purchase of both parcels available at $8,000,000

Description:

Monument's Hwy 105/I-25 interchange. 17.79 acres of Commercial Center-zoned land with two-sided access off 2nd Street and Beacon Lite Road. Hotel, clinic, childcare, retail, and restaurant uses all permitted by right under CC zoning per Section 18.03.380. No rezoning. No conditional use process for these uses. Town of Monument jurisdiction only for access permits. The Monument 2040 Comprehensive Plan names this parcel specifically as a gateway Opportunity Site for mixed-use development.

The Monument corridor is being activated now. Legacy at Jackson Landing, a 225,000 SF national retailer anchored power center, broke ground at the Baptist Road interchange with a October 2027 grand opening. 300 luxury apartments broke ground November 2025 delivering February 2027. 158 Meritage single-family homes unanimously approved December 2025. Lost Island Adventure Park opens spring 2027 and is already visible from I-25. The I-25 corridor between Baptist Road and Highway 105 is becoming a fully activated retail and residential corridor. This site is the southern anchor.

The area suggests meaningful first-mover opportunity. Monument's growth in high-income families anchored by the top-rated Lewis-Palmer D-38 school district suggests potential demand for national chain childcare — currently absent from the market. The area's household income profile and residential growth trajectory may support a specialty grocer format. No fitness club operates between the Baptist Road and Hwy 105 interchanges. No hotel exists at this interchange with proven demand generators including the U.S. Air Force Academy, USAA Financial Center, Fort Carson, and Schriever and Peterson Space Force Bases suggest a feasibility study may support a limited service or extended stay product. Buyer to conduct independent market analysis to confirm demand for any specific use.

A master developer can program multiple by-right pad uses, phase development, and sell or ground lease individual pads to recover land basis before completing the larger hotel or residential component.

Site constraints are known and disclosed. FEMA floodplain and PSS1C wetland designation are present along the Monument Creek corridor on the eastern boundary with a dry bed that may lend itself to natural open space and trail amenity potential consistent with the town's parks plan. The parcel fronts the Santa Fe Regional Trail along Beacon Lite Road, a 14-mile multi-use pathway connecting Palmer Lake to the Air Force Academy. Usable and buildable acreage to be determined by buyer's engineer during due diligence. Seller has not commissioned studies.

No metropolitan district encumbrance. Municipal water and sewer confirmed. Pikes Peak Enterprise Zone offering $1,100 per net new job Colorado tax credit. Currently agriculturally assessed with near-zero carrying costs. Legacy ownership and first time offered for sale. Adjacent 4.41 AC retail pad with drive-through by right available separately at $2,500,000. Combined purchase of both parcels available at $8,000,000.

Monument, Colorado sits at the midpoint of the I-25 corridor between Denver (60 miles north) and Colorado Springs (20 miles south), at an elevation of 6,966 feet along the Front Range. The town of approximately 10,000 residents is anchored by the top-rated Lewis-Palmer D-38 school district, one of the highest-performing districts in Colorado, and draws a high-income family demographic that has fueled consistent residential growth since 2010.
This site occupies the southern portion of the Hwy 105/I-25 interchange, Monument's primary commercial gateway. The interchange serves as the daily commuter entry point for the majority of Monument's workforce traveling north to the Denver Tech Center, Peterson Space Force Base, and Schriever Space Force Base, and south to the U.S. Air Force Academy, USAA Financial Center, and Fort Carson.
Immediately to the north, the Conexus mixed-use development is actively building out along Old Denver Road between Beacon Lite Road and I-25 — 158 Meritage single-family homes approved December 2025, a workforce apartment and townhome community in pre-application review, and Lost Island Adventure Park opening spring 2027. Downtown Monument's historic retail and restaurant district is within walking distance to the west along 2nd Street, anchored by the Santa Fe Regional Trail trailhead at 2nd Street and Beacon Lite Road.
The Hwy 105/I-25 node is Monument's designated commercial center under the town's 2040 Comprehensive Plan, explicitly identified as a gateway Opportunity Site for mixed-use development serving both the local population and I-25 corridor traffic.

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