Buc-ee's in Stafford, VA: 74K Sq Ft Plan Halted by Traffic?

Stafford County could soon be home to one of the largest Buc-ee’s in the country—unless public backlash and highway infrastructure keep it from ever breaking ground.

The plan sounds simple: a 74,000-square-foot travel center in Stafford, VA, with 120 gas pumps, Tesla chargers, and fresh brisket by the pound. But 16 months after the initial filing, the project is going nowhere fast. And if you live in Embrey Mill, you probably already know why.

What’s happening

Buc-ee’s filed its official application in early 2024. On paper, the site checks most boxes: the land is zoned for commercial use, it falls within the county’s Targeted Development Area, and the economic upside is obvious.

But as of July 2025:

• No Planning Commission or Board hearings have been scheduled

• Traffic engineers have flagged serious I-95 backups

• Environmental plans remain incomplete

• And local opposition—especially from Embrey Mill—is growing louder

Why Embrey Mill is leading the charge

Most of the vocal pushback is coming from residents in Embrey Mill, the large planned community just west of the proposed site.

Many have contacted me directly on Instagram to share concerns about:

• Traffic backups on Austin Ridge and Courthouse Road

• Light pollution from gas station canopy lights

• Safety and noise concerns from increased 24/7 activity

These concerns have translated into coordinated public action. A Change.org petition titled “Stop Buc-ee’s from coming to Stafford, VA” now has more than 2,000 signatures and continues to circulate online.

What Buc-ee’s is proposing

• Location: 36.18 acres at Courthouse Road and Austin Ridge Drive

• Building: 74,000 sq ft, single story, 38.5 feet tall

• Fueling: 60 gas islands (120 fueling positions)

• Parking: 833 spaces, including:

  • 24 Tesla Superchargers

  • 12 RV/bus spaces

  • 24 ADA-accessible spots

• Jobs: Estimated 200+ positions with $16–$19/hr starting pay and full benefits

• Truck traffic: Tractor-trailers will be prohibited at this site

The traffic problem

The proposed Buc-ee’s would generate 20,940 vehicle trips per day, with more than 2,100 during peak weekend hours. According to the developer’s own Traffic Impact Analysis:

• Traffic would back up onto I-95 from the Courthouse Road ramps during peak times

• Several local intersections would degrade to Level of Service F

• VDOT requires a full Operations and Safety Analysis Report (OSAR)

Required improvements include:

• New traffic signals at Buc-ee’s Boulevard and Sunflower Drive

• Dual right-turn lanes and extended left-turn storage at Courthouse & Austin Ridge

• Widened I-95 off-ramps and new slip lanes

• Optimized signal timing across the corridor

Stafford County has flagged the current submissions as incomplete.

Environmental hurdles

In addition to traffic issues, the Buc-ee’s site still faces unresolved environmental compliance:

• Wetland delineation is required due to hydric soils and nearby streams

• A Chesapeake Bay Preservation Plan has not yet been submitted

• Stormwater plans are under review; the site must manage runoff from fueling areas

• Water/sewer demand will require major infrastructure buildout:

  • 35,000 gallons/day water

  • 23,000 gallons/day sewer

Public response

• Opposition:

  • 2,000+ signatures on Change.org

  • Dozens of public comments at Board of Supervisors meetings

  • Local residents—especially in Embrey Mill—say they were never consulted

• Support:

  • A competing petition supporting Buc-ee’s has gathered about 360 signatures

  • Supporters cite new jobs, tax revenue, and tourism draw

Timeline: What’s next?

• Feb 28, 2024: Conditional Use Permit filed

• March 2025: Rezoning application filed

• July 2025: Applications still marked incomplete

• Late 2025: Best-case scenario for a public hearing

Comparison: Rockingham vs. Stafford

While Stafford remains undecided, Buc-ee’s opened its first-ever Virginia location in Rockingham County on June 26, 2025, with a full slate of elected officials in attendance.

Governor Glenn Youngkin praised the opening:

“Virginia is open for business… Buc-ee’s is bringing 200 jobs and an investment of more than $60 million into Rockingham County.”

Buc-ee’s CEO Beaver Aplin added:

“We look forward to more Buc-ee’s in Virginia.”

The Rockingham location is nearly identical in size to the Stafford proposal—74,000 sq ft with 120 fueling positions—but passed quickly due to stronger public support and fewer traffic conflicts. Stafford's version? Still stuck in engineering review.

Bigger picture: Growth vs. livability

The Buc-ee’s proposal has become a lightning rod for a deeper debate in Stafford County:
Can the region continue growing without overloading its infrastructure?

It’s a defining moment for how Stafford handles rapid expansion near residential neighborhoods like Embrey Mill. Buc-ee’s is already open in western Virginia. The only question is whether Stafford wants to be next.

Frequently Asked Questions

Has Buc-ee’s been approved in Stafford County?
No. The application remains in staff review and has not reached the Planning Commission.

Where is it proposed?
At the corner of Courthouse Road and Austin Ridge Drive in Stafford, VA.

How big is the project?
One building, 74,000 square feet. It includes 120 fueling positions and 833 parking spaces.

Is this a truck stop?
No. Tractor-trailers will be prohibited. The site is designed for cars, SUVs, buses, and RVs only.

How much traffic will it generate?
Roughly 20,940 trips per day, with more than 2,100 during peak hours.

What’s the concern with traffic?
VDOT simulations show backups onto I-95 off-ramps and failing grades at nearby intersections.

Are any improvements required?
Yes. Buc-ee’s must fund intersection upgrades, signal timing changes, lane expansions, and possibly an interchange redesign.

Are there environmental concerns?
Yes. Wetlands, stormwater runoff, and Chesapeake Bay Act compliance are all still under review.

How many jobs will Buc-ee’s create?
Roughly 200 local jobs, starting at $16–$19/hr, plus benefits and 401(k).

When might a decision be made?
No earlier than late 2025. A vote could be delayed into 2026 depending on the outcome of technical reviews.

Stay informed

Get the latest updates on Buc-ee’s and Northern Virginia development trends in your inbox:

Subscribe to Real Nova Network
https://www.realnovanetwork.com/subscribe

Looking to buy or sell in Stafford, VA?
Email us at info@colganteam.com
Or message me directly on Instagram: @chriscolganteam