Title
Consider and take action on an ordinance approving a Special Use Permit, SUP-26-0006 (A+ Transmission Specialists), to allow an Auto Repair and Other Heavy Vehicle Services use on approximately 1.57 acres zoned “CG” (General Commercial), generally located on the southeast corner of League City Parkway (State Highway 96) and Meadowlark Lane, with the address of 845 W. League City Parkway (Director of Planning)
Planning and Zoning Commission recommended approval of the request, 5-0-0, on October 8, 2026.
Background:
Approval of this item will permit an “Auto Repair and Other Vehicle Services” use within the “CG” (General Commercial) District.
Project Timeline
August 10, 1999 - The property was initially zoned as “C-3” (General Commercial).
August 31, 2005 - The Subject Tract was rezoned to “CG” (General Commercial) as part of a city-wide Zoning Map update.
May 19, 2026 - A Pre-Development Meeting was held with the applicant and Staff.
June 16, 2026 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates that 7 neighbors attended the meeting.
June 24, 2026 - The applicant submitted a Special Use Permit application to the Planning Department.
July 9, 2026 - Per Staff’s recommendation, the applicant held an additional neighborhood meeting to accommodate the residents located in the residential neighborhood along Meadowlark Lane and demonstrate how the neighborhood concerns were addressed. The sign-in sheet indicated that 3 neighbors attended the meeting.
September 23, 2026 - Public hearing notices were mailed to the surrounding property owners, a public hearing sign was posted on the property, a notice was published in the newspaper and on League City’s website. Additional notices were mailed to property owners along Meadowlark Lane.
October 8, 2026 - Planning & Zoning Commission held a public hearing and recommended approval of the request.
October 27, 2026 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
November 17, 2026 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The purpose of the request is to propose a transmission repair shop, classified as an “Auto Repair and Other Heavy Vehicle Services” use on a property approximately 1.57 acres in area. The transmission repair shop will be approximately 7,124 square feet in area and will have 5 interior services bays in addition to a 2,000 square foot office/administrative area. The proposed hours of operation are as follows:
o Monday - Friday: 8am - 6pm
o Saturday: 8am - 1pm
o Sunday: Closed.
The Subject Tract is currently undeveloped.
Neighborhood Outreach
Per the UDC, all SUP applications are required to hold a Neighborhood Meeting prior to the submittal of the application. The Neighborhood Meeting notice must be mailed to all properties located within 200’ of the proposed SUP location. In addition to this meeting, Staff recommended that the Applicant hold a follow-up meeting to include the residents along Meadowlark Lane and to demonstrate how the neighbor’s concerns were addressed.
The initial Neighborhood Meeting was held on June 16, 2026, and the Neighborhood Meeting Minutes show that 7 neighbors plus the property owners were in attendance. A summary of the concerns expressed in this meeting were related to the fencing materials, the impacts the development will have on drainage, the potential for a driveway along Meadowlark Lane, the detention requirements, noise pollution, storage of hazardous materials, water pollution, business hours, and anticipated number of customers. The Applicant discussed these concerns and provided details regarding the project to display how the concerns would be mitigated. The Neighborhood’s concerns and the Applicant’s responses can be seen in their entirety in Attachment #6 of the Planning and Zoning Commission Staff Report.
The Second Neighborhood Meeting was held on August 26, 2026, and the Neighborhood Meeting Minutes show that 3 neighbors plus the property owners were in attendance. The Applicant discussed the updates made to the Site Plan and Elevations in response to the neighborhood’s concerns and Staff’s comments. These updates included the complete screening around the vehicle parking area, additional landscaping, and screening along the southern property boundary. Some additional concerns discussed in this meeting were regarding increased traffic along Meadowlark Lane and League City Parkway and impacts on property values. Regarding the traffic along Meadowlark Lane, the applicant explained that no driveway will be placed along Meadowlark Lane, so no traffic from this use will be routed to the street. The applicant also explained that the expected vehicle traffic volumes are low for this use. It is estimated that the shop will work on 20-30 cars a week. To address the concerns about this use’s impact on property values, the applicant explained that the tract was already commercially zoned, and the site has been designed to minimize potential impacts on the neighbors through screening, building design, enclosed operations, and upkeep.
Enhancements
The applicant is proposing the following enhancements to the site:
Elevations - The proposed exterior elevations of the transmission repair shop are primarily concrete masonry units, stucco, and limestone. The elevations are accented with metal awnings and metal roll-up doors to access the service bay
Landscaping/Screening and Buffers - Per the UDC, a 10’ wide landscape setback with trees and a continuous hedge is required along all street frontages. The landscape setback is provided along League City Parkway and Meadowlark Lane. A 6’ masonry wall is proposed along the areas to be used for vehicle storage and service. Additionally, a continuous hedge will be provided along the southern property boundary as well as the eastern edge of the parking lot.
As a condition of this SUP, in the event that a wrought iron fence and landscaping are provided to screen the vehicle parking storage and service area, as opposed to the masonry wall, landscaping along Meadowlark and League City Parkway shall be maintained so that a permanent visual buffer from the vehicle storage area is maintained. Any plants that die or fail to provide a visual screen shall be immediately replaced.
To address neighboring concerns regarding noise pollution, it was recommended that a masonry wall be placed along the southern boundary of the property. The Applicant declined the masonry wall enhancement and has proposed a 6’ tall wood fence with continuous hedge as a buffer. Staff is recommending that the masonry wall be required as a condition of the SUP approval.
A petition was received on October 4, 2026. The petition was signed by the property owners of two properties located outside of the 200’ notification area. The petition included the reasons for opposition, which included the adverse impacts on property values, increased noise and disturbance, traffic and safety concerns, visual impacts and neighborhood character, environmental and quality of life concerns, and public interest and compatibility. The petition and a map showing the location of the properties that signed the petition are included in Attachment #3 of the Planning and Zoning Commission Staff Report.
On October 8, 2026, the Planning and Zoning Commission held a public hearing on this request. One member of the public spoke in opposition of the request, and the applicant and property owner spoke in favor of the request. The Planning and Zoning Commission approved the request, 5-0-0. Should the Council choose to approve the request, staff recommends the following conditions:
1. The SUP shall expire after a period of 24 months beginning upon the date of adoption of the SUP ordinance by City Council if no formal application is submitted to the City for development of the site.
2. The uses permitted on-site will be limited to uses permitted within the “CG” (General Commercial) zoning district and by this SUP for Auto Repair and Other Heavy Vehicle Service.
3. The site layout shall be substantially similar to that which is displayed on the site plan and elevations. This includes the parking requirements, landscaping, fencing, and elevations.
4. A six-foot masonry wall be placed along the southern boundary of the property to mitigate any noise from residents to the south.
5. Dumpster enclosures shall be screened with a masonry wall consistent with the material used on the primary structure. In addition, a continuous, evergreen hedge not less than three (3) feet tall spaced not less than three (3) feet on center shall be installed around the structure.
6. One monument sign shall be permitted on the site along League City Parkway. All signage materials must be complementary to the primary building. No pylon sign shall be permitted.
7. All work on vehicles must take place inside the service bays. No work on vehicles shall be permitted outside the service bays.
8. The applicant has an option to do either a masonry wall or wrought iron fence around the vehicle parking area. If a wrought iron fence is chosen, landscaping shall be provided to screen the vehicle parking area and shall be maintained so that a permanent visual buffer from the vehicle parking area is maintained. Any plants that die or fail to provide a visual screen shall be immediately replaced.
9. All trees shall be at least 2 caliper inches in size when installed.
10. The hours of operation shall be limited to:
a. Monday - Friday: 8am - 6pm
b. Saturday: 8am - 1pm
c. Sunday: Closed.
Attachments:
1. Proposed Ordinance
2. Exhibit A - Zoning Map
3. Exhibit B - Site Plan and Elevations
CONTRACT ORIGINATION:
Planning Department
Applicant: Mario Ipina of Bovay Engineers
Owner: Kimberly Harding, Inc.
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)