Title
Hold a public hearing on a Special Use Permit Application, SUP-25-0002, (West League City Self Storage), a request to allow a self-storage use on approximately 3.0552 acres of property zoned “CG-PUD” (General Commercial within the Magnolia Creek Planned Unit Development), generally located at the northeast corner of League City Parkway and Bay Area Boulevard (Director of Planning)
Background:
A public hearing is required to consider this Special Use Permit (SUP) for a “Self-Storage” use within the General Commercial zoning district in the Magnolia Creek Planned Unit Development Zoning Overlay.
Project Timeline
August 10, 1999 - The property was initially zoned as a “PUD” (Planned Unit Development) district when the City adopted zoning.
December 5, 2024 - The applicant held a pre-application neighborhood meeting, where 14 people attended.
February 10, 2025 - The applicant submitted a Special Use Permit application to permit a self-storage use.
July 3, 2025 - Public hearing notices were mailed to the surrounding property owners, a public hearing sign was posted on the property and notice was published in the newspaper.
July 21, 2025 - Planning & Zoning Commission held a public hearing and recommended approval of the request.
August 12, 2025 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
August 26, 2025 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The applicant is proposing a self-storage facility, classified as a “Self-Storage” use on approximately 3.0552 acres (133,084.5 square feet). The self-storage facility will consist of a three-story building with an approximate gross floor area of 135,910 square feet, with 101,633 square feet of leasable area. All storage units will be located entirely within the building, and no outdoor storage is proposed.
The Subject Tract is generally located east of Bay Area Boulevard and north of West League City Parkway, with the address of 1425 Bay Area Boulevard.
The site will feature enhanced landscaping with native trees, hedge screening, and buffers to protect nearby residential views. A 6-foot sidewalk and pedestrian gate will link the site to the existing trailhead just north of the property. Mechanical equipment will be screened, and a detention pond is included on the west side of the property. To address resident concerns brought up at the neighborhood meeting, lighting will be fully downlit with motion sensors, and the site will include security cameras and controlled access. There will be no light trespass onto adjacent lots.
The property conforms to the Future Land Use Map in the 2035 Comprehensive Plan, which identifies the area as Suburban Commercial. According to the 2035 Comprehensive Plan, Suburban Commercial focuses on bringing the garden concept to areas that are dominated by commercial retail, office or industrial activities. Structures are blended into the landscape, if visible at all, often resulting in a campus or natural feel.” Development in these areas typically emphasizes extensive green space, limited building and impervious surface coverage, and connectivity through trails and shared amenities.
On July 21, 2025, the Planning and Zoning Commission held a public hearing. One (1) citizen spoke regarding concerns about the height of the building and light trespass. The Commission recommended approval, subject to staff’s conditions by a vote of 8-0-0.
Staff recommends approval of the Special Use Permit subject to the following conditions:
1. The SUP shall expire after a period of 12 months beginning upon the date of adoption of the SUP ordinance by City Council if no formal application to expand the site is submitted to the City for development of the site.
2. The uses permitted on site will be limited to those permitted in the base zoning district and identified by the Special Use Permit. The only use permitted by this SUP is the West League City Crossing self-storage facility.
3. No Storage Containers (PODS) or similar containers shall be used or stored on this site.
4. There shall not be any outdoor storage on the site.
5. The site layout shall be substantially similar to that which is displayed on the site plan, landscape plan, and elevations.
6. Landscaping:
a. Seventy-five percent (75%) of plant materials for the overall site shall be from the League City Water smart plant list. At least three different tree species, two different shrub species, and one ornamental grass species shall be included in the project landscaping.
b. Provide additional enhanced landscaping along the western side of the property to screen the site from Bay Area Boulevard.
7. Signage: The project shall comply with Chapter 125, Article 8, Signs of the Unified Development Code, with the following exception:
a. The only freestanding sign permitted is a monument sign with a masonry base.
b. Any exterior illumination of signs on the site must have top mounted luminaries that are shielded downwards; no bottom luminaries are permitted.
c. Documentation of approval from the Homeowners Association (HOA) will be required for signage.
d. No wall signage shall be allowed on the north side of the building.
8. The site will provide Hike and Bike Trail Head access, including a gate, 5 parking spaces, and sidewalk leading to Hike and Bike Trail.
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the July 21, 2025, P&Z Commission Meeting
CONTRACT ORIGINATION:
Planning Department
Applicant: Eric Rogers of Kimley-Horn
Owner: West League City Crossing, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)