October 8, 2026

By Mary Beth Gahan

Costco gas stations have one way in and one way out. The design isn’t just for ease of pulling up to a pump.

Company analytics show that members tend to fill up their cars before their carts, so the fuel station exit spits drivers out in the direction of the store, rather than the street.

That reasoning wasn’t good enough for members of the environmental conservation commission Tuesday night when considering a request to remove specimen trees to make way for the parking lot. Commissioners recommended denial for removing six of the trees and recommended approval for 25 others.

“I just feel like there might be another way,” said Commissioner Laura Spurlock.

Now, the developer of Cottonwood will have to go back to the drawing board or take a chance with hopes that the town council will approve the request.

The 86-acre development is proposed to be built north of Dixon Lane and east of Long Prairie Road behind Lowe’s. It’s designed to include Costco and its fuel station, a gym, fast food restaurants, office showroom, and light manufacturing.

The plans for Cottonwood were discussed at a planning and zoning commission work session in August, but Tuesday’s environmental conservation meeting was the first test for the development that has already drawn public interest and scrutiny. If approved, it would bring the retailer most requested by residents — Costco — but also increase traffic near Marcus High School and the heavily-traveled FM 2499 corridor.

Certain parts of the development package need to go before parks board and transportation commission before the full master plan amendment and zoning application is considered by the planning and zoning commission. Town council will have the final say on the package that includes park land dedication, thoroughfare plan, and tree removal permit.

Currently, the land is mostly undeveloped. There is a single family home in the middle of the property.

There are 471 protected trees on the property and 196 of them will be removed. Protected trees do not need a permit to be cleared.

Specimen trees, species that are on a list compiled by the town and meet a certain size requirement, must be approved for removal.

There are 77 specimen trees on the property and in nearby areas that will be affected by construction. The master developer, Cottonwood Development Partners, is asking to remove 31 specimen trees. All but one are in good condition.

The developer has set aside about 9 acres in the middle of the property for a green space with trails and is planning to keep nearly 20 specimen trees there, including a 42.5-inch live oak tree, which Jake Speckhals, the town’s urban forester, said is “one of the largest, if not the largest live oak in town.” There will be about three dozen protected trees saved in that space, according to planning documents.

After former planning and zoning commissioner Michelle Jackson spoke about several larger trees near the fuel center that are on the chopping block, commissioners zeroed in that area.

As the site is designed now, drivers will enter on the north side of the gas station and exit on the south side. There will be no exit onto Dixon Lane, so drivers will have to take a left and circle back up north toward the store on an internal road that runs along the Costco parking lot.

There are four trees in that driveway and up for removal, the largest being a pecan tree with a diameter at breast height of 45 inches.

When commissioners asked if that internal road could be reworked or eliminated, Randi Rivera, with the design and engineering firm McAdams, said there is a “science behind” how Costco designs its stores and lots.

“If the road was removed, then the site wouldn't function for Costco,” she said.

Commissioners also asked if the developer may be able to save some trees that are in the middle of the parking lot by putting them in an island or reducing the number of parking spaces.

John Paul Andrews, director of real estate development for Costco, said the company built its parking lot around some trees in Weatherford last year in an attempt to save them, but they ended up dying after construction.

“It was sort of sad,” he said. “We're always trying to get it right”

He said reducing the number of parking spaces from 880 is not a possibility, and the company is “married” to the amount in order to account for employee parking, which takes 250 to 300 spots, and an influx of customers around the holidays.

Andrews and others said Costco was originally wanting to build its store along the proposed Whyburn Drive extension, but the tree survey showed a number of larger trees in that spot and the site was flipped so Costco would be on the west side of the property. The green space is now planned for that spot in the middle of the development.

“It's been a lengthy design process and a lot of concessions have been made, changes have been made throughout,” Andrews said. “This is where we've landed today that we felt like really respected the site as it is and as best we could, but at the same time, getting us to the operation we need to be successful and safe.”

The commission recommended denial for removal of the four trees beside the fuel center and two trees in the parking lot.

The tree removal permit will go before the planning and zoning commission and then the town council for final approval.