Planning commission approves Ameritex site plan on Spanish Oak Drive with tree and screening conditions

The Lago Vista Planning and Zoning Commission on Oct. 9 approved a site development plan from Ameritex Builders for a convenience store, restaurant and an eight‑bay gas station at 7303 Spanish Oak Drive (Project 23‑2765), but required additional landscaping and tree‑replacement protections.

Commissioner Rachel Rich moved to approve the plan with conditions that the applicant add three trees along the Spanish Oak frontage in the area of the gas pumps, install shrubs between rear trees for screening (preference for native species), place boulders to deter parking on the back street, and replace any trees around the retention ponds that die within three years at a 2:1 ratio. The motion, seconded by another commission member, passed unanimously.

City Manager Charles West gave the staff report and acknowledged some permitting and sequencing confusion: staff had earlier believed the permits were ready, and the applicant began construction before all outstanding items were identified. The Ameritex representative told the commission the project had been reviewed by the city’s third‑party engineer and that construction was stopped and restarted as issues were clarified.

Traffic impact drew sustained scrutiny. Commissioner Dave Schneider said he was concerned the traffic analysis did not account for planned nearby housing developments and warned that cumulative growth could later require taxpayers to pay for signalization. "I think we are doing this city a disservice by looking at our traffic impact only through a 2025 build out," Schneider said, urging longer‑range planning. City staff responded that Friese & Nichols reviewed the traffic study and found it consistent with the city’s ordinances, and that traffic modeling typically uses current counts rather than speculative future projects.

Another focus of debate was tree preservation and mitigation. Commissioners and several members of the public raised concerns that large oaks near Ridgeview have been damaged by site work and questioned whether the ordinance’s credit for preserved trees adequately protects heritage specimens. Commissioner Frank Robbins summarized the commission’s role: "What our regulations require is what they are proposing is gonna create a problem or not," and he said the project otherwise met the regulations under Chapter 11 and Section 6.105. Commissioners asked for an arborist assessment and secured a replacement requirement that would trigger if trees die within the agreed time period.

The approval included a condition that the development services director determine whether the applicant’s parking calculations comply with ordinance standards. The commission also requested that the developer work with staff on additional screening measures acceptable to the city engineer to preserve sight triangles and public safety.

The commission approved the plan unanimously and closed the Ameritex item. The decision authorizes the applicant to complete site work subject to the listed conditions and any staff follow‑up required before final permits are released.