Title
Consider and take action on an ordinance approving a Special Use Permit Application, SUP-24-0005, (Marina Bay Drive Carwash), a request to allow a car wash use on approximately 1.31 acres of property zoned “CG” (General Commercial), generally located along the west side of Marina Bay Drive (FM 2094), approximately 300 feet north of the intersection of Marina Bay Drive (FM 2094) and Davis Road, with the address of 2464 Marina Bay Drive (FM 2094) (Director of Planning)
The Planning and Zoning Commission recommended approval, 7-1-0, on August 4, 2025.
Background:
Approval of this item will grant a Special Use Permit for a “car wash” use.
Project Timeline
August 10, 1999 - The property was initially zoned as “CG” (C-3) General Commercial.
August 30, 2005 - The property was zoned “PS” Public and Semi-Public as part of the City’s Zoning Map and Ordinance revisions of 2005.
July 14, 2015 - The property was rezoned “CG” General Commercial. The property was owned and later sold by the City of League City for future commercial development.
July 15, 2024 - The applicant held a neighborhood meeting in League City. No one attended the neighborhood meeting.
September 25, 2024 - The applicant submitted a Special Use Permit application to the Planning Department.
July 17, 2025 - A public hearing sign was posted on the property, notice was published in the newspaper and public hearing notices were mailed to the surrounding property owners.
August 4, 2025 - The Planning & Zoning Commission held a public hearing and recommended approval of the request.
August 26, 2025 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
September 9, 2025 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The applicant is proposing a tunnel car wash, classified as a “Car Wash” use on approximately 1.31 acres. The car wash will consist of a 4,625 square-foot single-tunnel conveyor car wash with 16 self-service vacuum stalls.
The site will feature landscaping that includes approximately 17,604 square feet available for landscaping and surpasses the City’s minimum requirement of 15% (8,559.6 sq. ft.). Additionally, the property will have access to both Marina Bay Drive and Davis Road. The access drive onto Davis Road will be for traffic exiting the site only. This curb cut was required by our Fire Department for secondary emergency access.
The applicant is requesting a variance to encroach 10 feet into a required 15-foot-wide side yard setback along the south side of the property, a decrease of approximately 66%. The applicant indicates site constraints related to the irregular shape of the property, including three existing easements, make the site less feasible for a safe layout if the setback standards are met. To compensate for the request, the applicant proposes to provide enhanced landscaping along the southern property line.
The Future Land Use Map in the 2035 Comprehensive Plan identifies the area as Park/Open Space/Natural. According to the 2035 Comprehensive Plan, Park/Open Space/Natural focuses on preserving green spaces, as well as floodplains and wetlands. The proposed request is not consistent with the Future Land Use Plan. However, the property was rezoned to “CG” in 2015 and the proposed land use is consistent with the land uses of adjacent developed tract to the east and west as well as the Marina Bay Drive commercial corridor.
On August 4, 2025, the Planning and Zoning Commission held a public hearing. No citizens spoke at the public hearing. The Commission recommended approval, subject to staff’s conditions, by a vote of 7-1-0. Commissioner Morrison voted in opposition.
Based on the findings, should the SUP be approved, 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 those permitted in the base zoning district and identified by the Special Use Permit. The only use permitted by this SUP is a carwash.
3. The site layout shall be substantially similar to that which is displayed on the site plan, landscape plan, and elevations.
4. Landscaping:
a. Seventy-five percent (75%) of plant materials for the overall site shall be from the League City WaterSmart 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. All plant materials screening mechanical equipment must be at least the height of the mechanical equipment it is screening at time of installation.
5. Signage: The project shall comply with Chapter 125, Article 8, Signs of the Unified Development Code, with the exception that only one freestanding monument sign is permitted on the site with a base matching the character and design of the principal structure.
Attachments:
1. Proposed Ordinance
2. Exhibit A - Zoning Map
3. Exhibit B - Site Exhibits
CONTRACT ORIGINATION:
Planning Department
Applicant: Zahir Maknojia of MAKMO Design, LLC
Owner: Tenfold Properties, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)