Boerne council approves amended Buc-ees agreement with caps on fueling positions and new design, utility conditions

Boerne City Council voted 4-0 on Oct. 22 to approve an amended economic development agreement with Buc-ees Limited that places new limits and conditions on a long‑planned travel center along Interstate 10.

City staff and council members described the package as a negotiated compromise that keeps the project viable while adding conditions intended to reduce off‑site impacts. The amendment sets a maximum store size of 54,000 square feet; caps fueling capacity at 100 fueling stations (the council and staff clarified this refers to 100 vehicle fueling positions, commonly described as roughly 50 pump islands); requires at least 26 electric‑vehicle charging stations; lowers the proposed freestanding sign to 60 feet (contingent on a Buc‑ees Way naming agreement with TxDOT); and requires an 8‑foot security fence along the rear property line and expanded open space behind the site.

Why it matters: the Buc-ees project has been contentious in Boerne for years. Residents and neighborhood representatives raised concerns about traffic, dark‑sky impacts, neighborhood buffering, water use and long‑term public safety; council members said the amendment secures concessions the original 2016 agreement did not provide.

What the amendment includes - Fueling and charging: maximum of 100 fueling stations (described in council discussion as 100 vehicle fueling positions) and at least 26 EV chargers. Council members emphasized the distinction between "fueling stations" and "pumps" when addressing public confusion. - Building and site: maximum building area of 54,000 sq. ft.; enhanced landscaping and dark‑sky‑compliant lighting; reduced sign height to 60 feet tied to right‑of‑way naming; a required 8‑foot fence along the property rear; and a deeded open‑space buffer of about 9 acres plus additional undeveloped acreage behind the store (staff estimated roughly 13to15 acres between the store and the nearest residences). - Water and sustainability: Buc-ees agreed to HVAC condensate recovery and other measures intended to supply irrigation water, and the agreement prioritizes use of reclaimed water where feasible. Staff said condensate recovery may cover the site's irrigation needs. - Utilities and reimbursement: Buc-ees will install sewer and roadway improvements; the city will reimburse construction costs over five years, estimated at about $2 million to $2.5 million. - Fiscal terms: the previously agreed sales‑tax rebate (50% of city sales tax generated by the retail location for 20 years after opening) remains unchanged.

Public response and council debate Residents emphasized traffic modeling and emergency‑access concerns. Tangie Patton told the council, "This project threatens to block traffic into Main Street, overwhelm nearby roads, harm local businesses, and destroy Boerne's dark skies," urging more transparent public engagement. Kristen McGee, who said she had visited Buc-ee's in another state, said it could take "20 minutes to exit" a Buc-ee's parking lot during busy periods and asked council to keep pressing traffic analysis.

Council members and staff pointed to concessions gained during negotiations. Councilmember Macaluso, who led negotiations and represents the affected area, said the amended agreement "is totally different than what was achieved in 2016" and argued the changes — including open‑space buffers, lower sign height and condensate recovery commitments — represented meaningful community protections. City legal counsel and staff explained the project remains vested to the city's 2019 development rules under Texas vesting law but that Buc-ee's voluntarily accepted several more recent standards (for example, dark‑sky measures) as part of the amendment.

Technical notes from staff - Dark sky and lighting: city lighting staff reviewed Buc-ees' first photometric submittal and asked for revisions to reduce off‑site trespass, mainly by lowering pole heights and adding shielding; staff said the site is vested to the 2019 ordinance but council asked Buc-ees to meet additional recommendations to lower average foot‑candle levels. - Traffic: staff and the project's traffic consultant are still reviewing minor model adjustments; the city said major roadway improvements near the site (recent TxDOT bridge work and existing frontage road capacity) provide more capacity than some other commercial locations but that model refinements and mitigation (deceleration lanes, driveway configuration) remain under review. Staff said the proposed deceleration lane in one driveway would be about 350 feet to accommodate queued vehicles off the main travel lane.

Formal action Councilmember Macaluso moved to approve Resolution No. 2025‑R83 amending the economic development agreement and authorize the city manager to continue final negotiations and return to council if remaining items require additional approval; Councilman Bunker seconded. The motion passed 4‑0.

What happens next City staff said several exhibits (final approved plans, final lighting and landscaping details, utility plans and traffic revisions) remain to be refined and submitted; council approved the amendment framework and authorized staff to finalize outstanding details with Buc-ee's and return if additional council review is needed.

A note on terms used in debate During the meeting council and staff clarified that "fueling stations" in the agreement refers to vehicle fueling positions (one per vehicle side at a pump island) rather than counting each pump face or island in inconsistent ways used in public descriptions. The councils clarification aims to reduce confusion about the facility's size and capacity.

— Reporting by the Boerne City Council meeting minutes and staff presentations.