Residents, town councils urge denial, citing traffic, water and wildlife risks

Dozens of residents and local elected bodies presented evidence and organized packets opposing the appeal. Speakers — including representatives of the Monument Town Council and Tri Lakes civic groups — repeatedly argued the applicant's own materials and prior public statements show the Buc‑ee's model draws primarily nonlocal customers and is designed as a travel center, not a neighborhood market.

"By Buc‑ee's own numbers, it does not primarily serve the neighborhood in which it is located," said Virginia Monroe during public comment, referencing an engineering report and applicant statistics. Opponents pointed to the proposal's scale (31 acres, a 74,000 sq ft building, 120 pump positions, conceptual parking counts) and said those physical attributes require rezoning or a planned‑unit‑development process rather than an administrative classification. They asked the board to leave the planning director's July 1 determination undisturbed; the board majority disagreed.