Boerne residents filled the chamber at the September 8th Planning and Zoning Commission meeting to express concerns over the ongoing Buc-ee’s development along Interstate 10.

Though the item on the agenda was a seemingly technical correction, the ratification of a zoning classification for a 5.155-acre parcel to be used for employee parking, the meeting acted as a public forum on Buc-ee’s broader impact on the community, with over 10 residents taking the podium to voice their concerns.

The Zoning Oversight

The issue stems from a 5-acre property Buc-ee’s plans to use for employee parking next to its main 53,000-square-foot travel center at 33375 Interstate 10 West. In 2020, the land was zoned B-2 Highway Commercial, matching the surrounding parcels. But when Boerne adopted its new Unified Development Code (UDC) in July 2021, the B-2 classification was retired, and this specific parcel was never reassigned.

City staff only discovered the gap in mid-2025 when Buc-ee’s shared its plans for employee parking. After a legal review, the Planning Director determined the appropriate replacement was C3 – Community Commercial, which aligns with the city’s Auto-Oriented Commercial designation and Master Plan.

However, the new classification still requires a public ratification vote to become official.

On September 8, the Planning and Zoning Commission convened to consider the ratification, but the meeting quickly expanded beyond a technical review. With over ten residents taking the floor to speak, the room filled with concerns about Buc-ee’s broader impact on Boerne.

“People come here for the small-town feel, to see the stars,” said resident Tanji Patton. “That will forever change.”

Another speaker added, “Buc-ee’s is not just a gas station. It’s a tourist destination and a mega gas operation with 110 pumps.”

While the city emphasized this was simply a technical correction, the emotional tone of the public comment period revealed a larger unease about how the project fits into Boerne’s long-term vision.

Frustrations Over Buc-ee’s Absence

One of the evening’s flashpoints came when no one from Buc-ee’s appeared at the meeting, something Commission Chair Tim Bannwolf did not fail to address.

“I would have thought they would have at least done us the courtesy of coming down here and being part of this discussion.”

He went on to say:

“We’re a community, and Buc-ee’s owns property in this community like all of us do, and the way you resolve issues like this, disagreements like this in the community is everybody gets together and talks about it. I frankly feel like Buc-ee’s has given us the middle finger tonight. And that doesn’t sit well with me.”

Commission Tables Vote, But Project Can Still Move Forward

Ultimately, the commission voted 6–1 to table the ratification for 60 days, allowing more time for documentation review and public feedback.

But contrary to what some may have assumed, this does not prevent Buc-ee’s from moving forward with development on other portions of the site, according to Planning Director Nathan Crane.

“For transparency, I just want to make sure everybody understands, that this action tonight — postponing — does not delay what they’re doing. And permits can, if they meet all the requirements, be issued moving forward.”

What’s Next?

The city will continue reviewing the zoning clarification for the 5-acre employee parking parcel. Meanwhile, Buc-ee’s may proceed with work on other areas of the site, assuming all permitting requirements are met.

While the zoning issue appears to be a fixable technicality, the bigger question remains: How will Boerne balance its small-town charm with the pressures of high-profile development?

That’s a conversation many in the community clearly want to keep having.

Want to watch the meeting for yourself? You can stream it in its entirety here.