Title
Consider and take action on Ordinance No. 2025-02, an ordinance for a Special Use Permit, SUP-21-0003 (U-Haul - West Main Street), for a “Self-Storage” use, on approximately 19.305 acres zoned “CG” (General Commercial), generally located along the east and west sides of Landing Boulevard, north of West Main Street (FM 518), with the address of 2500 West Main Street (FM 518) - Second Reading (Director of Planning)
The Planning and Zoning Commission recommended approval, 5-0-0 with 3 members absent on January 6, 2025.
City Council approved the first reading, 7-0-0 with one member absent on January 28, 2025.
Background:
Approval of this item will grant a Special Use Permit (SUP) for a “Self-Storage” use within the CG zoning district.
Project Timeline
1992 - The existing self-storage facility was constructed.
August 10, 1999 - The property was zoned “CG” (General Commercial) when the City adopted zoning.
August 30, 2021 - The applicant held a pre-application neighborhood meeting, where three people attended.
September 7, 2021 - The applicant submitted a Special Use Permit application to permit a self-storage use.
March 29, 2024 - A deed extending the Landing Boulevard right-of-way to the north was recorded with Galveston County.
October 17, 2024 - A deed granting the existing 70-foot right-of-way to the south was recorded with Galveston County.
December 20, 2024 - 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.
January 6, 2025 - Planning & Zoning Commission held a public hearing and recommended approval, 5-0-0.
January 28, 2025 - City Council is held a public hearing and approved the request, 7-0-0 on first reading.
February 11, 2025 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The City of League City and the Texas Department of Transportation (TxDOT) have partnered together for the Landing Boulevard Extension Project. The project will extend Landing Boulevard northwards approximately 1.85 miles from West Main Street to the NASA Road One Bypass with a future roadway to FM 528. The roadway extension would provide much needed relief to the congested area along West Main, west of Interstate 45.
As part of the planned extension, a section of the road near West Main Street will be rerouted through the existing U-Haul self-storage facility. This modification necessitates reconfiguring a portion of the commercial site. Currently, the site spans 19.3 acres and includes eight one-story buildings, 143 covered RV parking spaces, and eight RV living spaces.
The proposal involves redeveloping the western portion of the facility by demolishing all existing storage buildings, covered RV parking, and RV living spaces. In their place, two new buildings will be constructed, covering a combined footprint of approximately 54,300 square feet and a total gross floor area of 113,632 square feet. These new buildings will feature interior-access, climate-controlled storage units and a one-story U-Box storage facility. Additionally, the east side of Landing Boulevard will be reconfigured to provide uncovered RV parking.
When the site was originally developed in 1992, League City did not have zoning regulations, so a Special Use Permit (SUP) was not required. However, in 2018, the City amended its zoning ordinance to require a SUP for self-storage facilities in the “CG” District. Since the site is being entirely redesigned, a SUP is now required.
Traffic impacts from the development will be minimal. According to the data provided by the applicant, two similar U-Haul facilities had an average of 62 customer daily trips per day. Other uses that are allowed in the “CG” district, such as retail, would typically generate a greater amount of traffic on the site. For example, a 14,000 square-foot shopping center, which could reasonably fit on the site, is anticipated to generate 645 daily trips.
As part of the reconstruction of the site, the applicant will provide substantial upgrades to the building facades and landscaping of the site. Both the east and west sides of Landing Boulevard will be upgraded to exceed the minimum landscape requirements of the ordinance.
On January 6, 2025, the Planning and Zoning Commission held a public hearing and recommended approval, by a vote of 5-0-0 with three members absent, subject to conditions.
On January 28, 2025, the City Council held a public hearing and approved the first reading by a vote of 7-0-0 with one member absent, subject to conditions.
Staff recommends approval of the Special Use Permit subject to the following conditions:
1. The SUP shall expire after a period of 24 months beginning upon the date of acceptance of Landing Boulevard, if no formal application 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 U-Haul Self-Storage facility.
3. No overnight RV camping sites will be permitted on this property.
4. The site layout shall be substantially similar to that which is displayed on the site plan, landscape plan, and elevations.
5. Landscaping:
a. A Tree Disposition and Tree Mitigation plan will be required prior to the issuance of any building permits.
b. Seventy-five percent (75%) of plant materials for the overall site shall be from the League City plant list. At least three different tree species, two different shrub species, and one ornamental grass species shall be included in the project landscaping.
6. 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 will be a monument sign with a masonry base along Landing Boulevard.
b. No uplighting of the sign is permitted.
7. There shall be no storage of vehicles, RVs, or any other items between the buildings and the street along the west side of Landing Boulevard.
Attachments:
1. Ordinance No. 2025-02
2. Exhibit A - Zoning Map
3. Exhibit B - Site/Landscaping Plan and Elevations
CONTRACT ORIGINATION:
Planning Department
Applicant: Jerry Lunn, U-Haul Company of Gulf Coast Texas
Owner: Stuart Shoen, 2015 SAC Self-Storage Corporation
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)