Stafford planners recommend approval for Buc-ee’s location

A Buc-ee’s in Stafford County is looking more likely.

The Stafford Planning Commission voted 7-3 Wednesday night to recommend approving a rezoning and conditional-use permit for the Texas-based convenience center chain’s proposed travel center off Interstate 95, despite planning staff recommending denial over concerns about traffic and the impact of such a large project on neighboring residents.

Despite the project’s potential to create roughly 200 jobs and generate nearly $1.9 million in annual general fund revenues for the county, it has faced significant opposition, with many residents citing traffic and noise concerns.

The matter was initially scheduled for a planning commission vote in October 2025, but has been deferred multiple times. Last fall, after reviewing a traffic impact analysis and a general development plan for the proposed travel center, the Virginia Department of Transportation issued 86 comments on the plan.

To address traffic concerns, Buc-ee’s proffered several additional road improvements. These include widening Austin Ridge Drive to add three exclusive southbound left-turn lanes onto Courthouse Road and extending the southbound right-turn lane.

The company also agreed to add a westbound through lane on Courthouse Road between the southbound I-95 ramp and west of Austin Ridge Drive, and to widen the northbound I-95 off-ramp to create an additional dedicated lane to eastbound Courthouse Road.

Planning staff noted the project would still generate significant traffic, about 20,940 daily trips, and the proposed improvements would not fully mitigate resulting congestion. There were also concerns about the fuel canopy lighting, which staff claimed is typically brighter than regular parking lot lighting and would have detrimental impacts on neighboring properties.

Buc ee’s Director of Real Estate Stan Beard told the commission their approval was “a referendum on whether or not you want Buc-ee’s in Stafford or not” and insisted the company has “followed the rules” in its application.

“We are mitigating for more than our share of more than our traffic that we are producing,” Beard said. “The lights — absolutely untrue. Our fuel canopy lighting is no different than anyone else’s.”

Beard also has previously pushed back on the concerns about the 20,000 cars a day estimate, stating, “It’s 20,000 trips on the worst possible peak hour in the given year. A car equals two trips — one going in the site, one going out of the site.”

Dozens of people spoke at the public hearing about the project, with the majority opposed due to traffic, noise and lighting concerns. However, some supported it, citing the job opportunities it could create.

Commissioner Kelsey Caudill ultimately made the motion to recommend approval to the Board of Supervisors, with Commissioners Carlos Bratton, Marcus Oats and Willie Shelton Jr. joining her in voting affirmatively.

“I have the same concerns as everyone out in the public, I really do, but this has been an ongoing process, and to work out those things with VDOT — that could take months, and I think we need to get it to the board,” Caudill said. “That way, they can work out the proffers some more. They have the ultimate say. It’s just our recommendation.”

Shelton said the commission needed to vote “yay or nay,” saying “kicking the can down the road is not the answer.”

Bratton said he doubted other businesses would put in the same level of effort that Buc-ee’s would in making improvements.

But Gregory Goldstein, who represents the district in which the Buc-ee’s would be located, reiterated concerns.

“The overwhelming public comment is that this isn’t ready,” he said. “So kicking it to the board with it not being ready is not the way I believe that this board should be doing business.”

Maureen Siegmund and Chair Kristen Barnes echoed his concerns, saying they felt uneasy sending the matter to the board with unresolved issues.

“VDOT has said we’re not ready; staff has said we are not ready,” Siegmund said. “To then go ahead and say, ‘Yep, we’re ready’ — I mean, the guy who represents the district says we’re not. … To go from that to ‘yes’ seems like a really big leap, even if it’s just to get to the supervisors.”

The matter now heads to the county’s Board of Supervisors. Planning staff did not immediately return requests for comment on when that would likely be.

Buc-ee’s opened its first Virginia location in Rockingham County in June 2025. Another is planned for New Kent County, expected to open in December 2031, four years after its initial projected opening.

Founded in 1982, Buc-ee’s has 54 locations in the Lone Star State, Alabama, Colorado, Florida, Georgia, Kentucky, Missouri, Mississippi, South Carolina, Tennessee and Virginia. The travel centers are beloved by many for clean restrooms and delicacies, including brisket and Beaver Nuggets.