Greenwood Buc-ee’s Overcomes First Challenge Amid Local Resistance. What’s Next?

Community Divided Over Buc-ee’s Proposal in Greenwood

The Greenwood Advisory Plan Commission recently made a significant decision, voting on July 13 to move forward with plans for Indiana’s first Buc-ee’s. This development has sparked a wide range of reactions from the local community, highlighting deep divisions over the potential impact of the proposed travel center.

More than 100 residents attended the meeting, where the discussion was intense and passionate. About a dozen individuals spoke against the proposal, expressing concerns about its implications, while four residents supported the idea of bringing the popular Buc-ee’s chain to central Indiana.

Public Concerns and Opposition

During the public comment period, opponents raised several key issues. They cited worries about declining property values, increased traffic congestion, public safety, and potential environmental impacts. These concerns were echoed by many residents who feel that the introduction of such a large commercial project could disrupt the character of their neighborhood.

Nick Hunter, a 42-year-old resident living less than a mile from the proposed development site on the southeast corner of Interstate 65 and Worthsville Road, voiced his opposition. He emphasized that every Buc-ee’s “dead zone” is far from what the Greenwood Crossing is supposed to represent. Hunter also mentioned that similar projects in the area have not been realized because the city has listened to residents and honored their promise to prevent industrial developments.

Greenwood Crossing is a focus area of the city’s 2024 comprehensive plan.

In an email to IndyStar, Hunter wrote about the importance of maintaining the integrity of the Greenwood Crossing area. His message reflected the sentiments of many residents who believe that the community should prioritize preserving its unique identity rather than accommodating large-scale commercial ventures.

One resident held a “Vote No” sign throughout the more than 90-minute-long meeting, symbolizing the strong opposition to the proposal. The presence of this sign highlighted the emotional and personal stakes involved for those who call the area home.

Support for the Development

On the other hand, supporters of the Buc-ee’s proposal argue that the travel center could bring economic benefits to the region. They believe that the development could create jobs, attract tourists, and contribute to the local economy. Some residents see the potential for increased business activity and improved infrastructure as positive outcomes of the project.

However, the debate remains heated, with no clear consensus on whether the benefits outweigh the risks. The commission’s decision to advance the plans has only intensified the discussion, as residents continue to weigh the long-term effects of such a development on their community.

Looking Ahead

As the planning process moves forward, it will be crucial for the city to engage with all stakeholders and ensure that the voices of the community are heard. The outcome of this decision could set a precedent for future developments in Greenwood and beyond.

Residents are encouraged to stay informed and participate in upcoming discussions to shape the future of their community. Whether the Buc-ee’s project ultimately proceeds or not, the conversation it has sparked underscores the importance of thoughtful and inclusive urban planning.

The proposal calls for roughly 80 acres to be rezoned from Residential Large to a Planned Unit Development (PUD). The Buc-ee’s store would occupy about 37 acres and feature 120 gas pump and EV charging stations according to the proposal. Other parts of the development will include a roundabout, green spaces and sidewalks connecting to the Greenwood trail system.

Some in favor of the project said they preferred this to other alternatives.

“Would you rather have a data center taking up our water and energy?” a resident in support asked the crowd.

The proposal will next move to the Greenwood Common Council, which has final approval authority. The council, which meets on the first and third Mondays of each month, is expected to consider the request at a future meeting.

The commission previously voted to delay consideration of the proposed Buc-ee’s at the request of the company’s attorney Brian Tuohy, who said his client wanted additional time to address community concerns, with traffic issues chief among them.

According to Tuohy, the proposed development would include additional roadway improvements in the area, such as the construction of a roundabout and the installation of traffic signals. He said those upgrades are expected to cost between $13 million and $14 million, with Buc-ee’s covering the cost.

“So, yes there will be traffic, but there will also be significant capital investment in traffic improvement measures,” Tuohy said.

Clark-Pleasant Community School Corporation Superintendent Timothy Edsell said Buc-ee’s traffic study contained a flaw, arguing it failed to fully account for school-related traffic patterns in the area.

Edsell asked the commission to postpone further consideration of the proposal so Buc-ee’s could conduct a more detailed traffic analysis during peak school travel times. Scott Ratcliff, Buc-ee’s director of engineering, who was in attendance, agreed to complete the additional study.

“We’ve been playing by the rules and doing everything that’s been asked of us,” Ratcliff said.

The Beaver Incentive

The landscape plan attached to the proposal includes the addition of over 300 trees and almost 400 shrubs. The Buc-ee’s is also estimated to bring between 150 to 200 full-time employees and attract thousands of visitors daily.

“It would make Greenwood a destination,” one supporter said. “This would provide people a place to enjoy being in Greenwood.”

Stephanie Wells, president of the Indiana Fiscal Policy Institute, said rezoning the intended property to commercial use would increase property tax revenue for Greenwood.

“Sales and gas tax revenue will go to the state, jobs will hopefully go to folks who live in that area and that income will generate more economic activity,” Wells said.

Shawn Kraus, 54, lives a half mile north of Greenwood. He wrote to the planning commission in favor of the Buc-ee’s.

“I am incredibly excited about Buc-ee’s proposal to build walking trails that connect directly into the existing Greenwood trail system, showing they want to be a collaborative neighbor,” Kraus wrote.

He said he’s most excited about possibly having a new family-friendly destination in Greenwood and the jobs the chain is expected to bring to the area.

According to Buc-ee’s hiring portal, seasonal cashiers at the company’s Richmond, Kentucky, location — the nearest Buc-ee’s to central Indiana — earn $20 an hour.

The Nuggetive

Gail Neal, who lives on the west side of Worthsville Road, said the proposed development would sit directly behind her property, separated only by Interstate 65. She expressed concern that increased activity at the site could disrupt the bald eagles that frequent her property.

“I love Buc-ee’s, I just don’t want Buc-ee’s in my backyard,” Neal said.

She also cited potential light pollution as a quality-of-life concern for her and neighboring residents. She worries the development’s lighting could obscure the night sky and make it more difficult to see the stars from her property.

“I’m going to have daylight 24/7,” Neal lamented.

Some social media users drew comparisons between Buc-ee’s proposed entry into Greenwood and the data center projects that have sparked debate in other Indiana communities.

“Morgan County will trade you one Data Center for your Buc-ee’s,” one Facebook user commented under a post announcing the proposed Buc-ee’s.

Wells said she also sees similarities between Buc-ee’s and data centers, pointing to the additional tax revenue and economic activity both can generate. However, she noted that the two types of developments differ significantly in scale and overall impact.

“From a traffic perspective, a data center once constructed probably won’t create ongoing traffic,” Wells said.

The commission addressed concerns about lighting, stating that lights at the site would be designed to shine downward at a 90-degree angle rather than outward.

A member of the commission said city representatives from the stormwater, sanitation and engineering departments were all supportive of the proposal.

Some residents, however, left the meeting disappointed with the commission’s decision.

“I feel like the absolute lack of transparency from Greenwood is absolutely sickening,” one resident who opposed the proposal said.

On the beaver horizion

“We have travel centers directly above single family homes, in the middle of the sticks, in the middle of towns, we have them all over,” Ratcliff, the Buc-ee’s engineering director, said. He argued that the proposed Greenwood location would have impacts similar to those of Buc-ee’s existing stores, noting that the company has successfully operated dozens of locations across the country. He said the Buc-ee’s in Greenwood won’t be any different in impact from it’s dozens of other locations.

Buc-ee’s currently operates 55 locations nationwide. According to a map on the company’s website, two Indiana stores are listed as “coming soon”: Greenwood and Whitestown.

Grace Randolph is an Ida B. Wells investigative intern for the Indianapolis Star. She can be reached at GRandolph@indystar.com.

This article originally appeared on Indianapolis Star: Greenwood Buc-ee’s clears first hurdle despite pushback from locals. What’s next