Buc-ee's Project Advances To Stafford Co. Board For Final Approval

STAFFORD, VA — On a narrow 4-3 vote, the Stafford County Planning Commission agreed at its Thursday night meeting to recommend a proposal to the Board of Supervisors that would bring a new Buc-ee's travel center to the Garrisonville District, according to county reports.

The popular Texas-based convenience store chain was seeking the county's approval for a conditional use permit and zoning reclassification of the nearly 36-acre site at the northeast corner of Courthouse Road and Austin Ridge Drive.

The next step in the process is a public hearing before the seven-member Board of Supervisors, which has final say on the project. If approved, the project could generate an estimated $1.9 million in annual tax revenue for the county.

Project Scope and Amenities

• Retail and Fueling: The centerpiece of the 36-acre site is a single-story, 74,000-square-foot retail store. It will be flanked by 120 vehicle fuel pumps located along the western side of the property.
• Parking and Capacity: The site plan includes 831 standard parking spaces and 12 dedicated spots for buses and RVs.
• Signage: A comprehensive signage plan features a 45-foot-tall monument sign near Interstate 95 and three 285-square-foot wall signs on the building's north, south, and west facades.
• Operating Hours: The travel center is intended to operate 24 hours a day, seven days a week.

Traffic and Infrastructure

• Trip Generation: A revised Traffic Impact Analysis estimates the development will generate approximately 20,940 vehicle trips per day.
• Access Points: Five access points are proposed, including a dedicated new lane off the southbound I-95 ramp that allows drivers to bypass the Courthouse Road and Austin Ridge Drive intersection to enter the site directly.
• Road Improvements: The developer has committed to several upgrades, such as widening Austin Ridge Drive to add three exclusive southbound left-turn lanes and constructing an additional westbound through lane on Courthouse Road.
• Pedestrian Facilities: The plan includes an 8-foot-wide sidewalk along Austin Ridge Drive and a trail connection from Courthouse Road to the store.

Environmental and Community Impact

• Open Space and Buffers: The project provides 39 percent open space, exceeding the 30 percent requirement. It includes a 60-foot buffer along I-95 and a 15-foot evergreen screening buffer along the future Israel Rodriguez Drive.
• Lighting and Design: To address "Dark Sky" concerns, the applicant stated that lighting will use full cut-off, downward-directed fixtures with lowered temperatures and shorter standards.

Despite proposed improvements, county staff noted that some intersections, particularly Austin Ridge Drive and Courthouse Road, would still face significant delays during weekend peak periods. Staff also expressed uncertainty regarding the "spillover light impacts" from the large fueling canopies on nearby residential areas.

According to the company, “Buc-ee’s Travel Center is a family-focused travel center featuring a wide range of freshly prepared foods including home-crafted bbq, custom-made sandwiches, fresh salads and fruits, baked goods, and sweets as well as a unique collection of gifts, housewares, clothing, and weekend getaway gear."