Title
Hold a public hearing on a Special Use Permit, SUP-26-0002 (Always Market), to allow for a Vehicle Fueling Station use on approximately 1.65 acres zoned “CG” (General Commercial), generally located at the northwestern corner of the FM 646 and S. Egret Bay Boulevard (FM 270) intersection (Director of Planning)
Background:
A public hearing is required since Vehicle Fueling Station use requires a Special Use Permit (SUP) on properties zoned “CG” (General Commercial).
Project Timeline
August 10, 1999 - The property was initially zoned as “R-1” zoning district.
April 11, 2006 - The property was rezoned to “CG” (General Commercial) with Ordinance No. 2006-27.
December 2, 2025 - A Pre-Development Meeting was held with the applicant and staff.
January 20, 2026 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates that one neighbor attended the meeting.
March 4, 2026 - The applicant submitted a Special Use Permit application to the Planning Department.
July 9, 2026 - Per Staff’s recommendation, the applicant held a second neighborhood meeting to accommodate the residents located in the residential neighborhood along Kentucky Avenue. The sign-in sheet indicated that one neighbor attended the meeting.
August 11, 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 Kentucky Avenue.
August 27, 2026 - Planning & Zoning Commission held a public hearing and the motion to approve failed, 2-2-0.
September 22, 2026 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
October 13, 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 gas station with a convenience store, classified as a Vehicle Fueling Station, on approximately 1.65 acres (71,874 square feet) in area. The gas station will have 6 fueling stations (12 fueling pumps) and a 6,000 square-foot convenience store. The Subject Tract is currently undeveloped.
Location
There are currently no gas stations located at the intersection of FM 646 and S. Egret Bay Boulevard. Staff has expressed concerns about the northwest corner because of its proximity to the residential properties along Kentucky Avenue and has advised the applicant that other corners of the intersection would be more suitable for a gas station. Those tracts are adjacent primarily to commercial or industrial zoning districts and would provide greater separation from residential uses. Staff has also received a separate application for a gas station at the northeast corner of the intersection, which is a less intrusive location.
Neighborhood Outreach
The Unified Development Code requires a neighborhood meeting prior to submitting an SUP application, with notice provided to property owners within 200 feet. Due to the site's proximity to residences along Kentucky Avenue, staff also requested that the applicant notify all properties along Kentucky Avenue.
The applicant held neighborhood meetings on January 20 and July 9, 2026. One neighboring property owner attended each meeting. Concerns raised included traffic, drainage and flooding, driveway locations, truck maneuverability, roadway conditions, and a potential pipeline on the site. In response, the applicant indicated that deliveries would use Sage Street rather than Kentucky Avenue, onsite detention would be provided, coordination with TxDOT would continue regarding access, and no pipelines were present on the property.
A letter was received from the Gate of Knowledge Church, 2619 Kentucky Avenue, expressing support for the proposed gas station.
A letter was received from David Stockstill, 2805 Kentucky Avenue, identifying concerns related to traffic, flooding, FM 646 construction, noise and lighting, and the proximity of other gas stations.
Both letters are attached to this data sheet, along with a map identifying the properties from which feedback was received.
Enhancements
The applicant is proposing the following enhancements to the site:
Elevations - The proposed exterior elevations of the convenience store are comprised primarily of concrete masonry (stucco), porcelain tiles, and fiber cement siding. Metal paneling will be used as an accent material. The proposed fuel pump canopy posts are finished with stucco, which matches the convenience store elevations per Condition #6, listed below.
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 FM 646, S. Egret Bay Boulevard, Kentucky Avenue, and Sage Street. Additionally, a 3.5-foot berm is included in the 10’ wide landscape setbacks along the frontages as enhanced landscaping.
Onsite Backup Generator - A recommended condition of this SUP (Condition #1) requires the fuel dispensing facility to be equipped with a generator that can operate all essential emergency fueling systems. This will allow the gas station to be functional in the event of power loss, and this will be particularly beneficial in the aftermath of extreme events.
On August 27, 2026, the Planning and Zoning Commission held a public hearing on this request. One member of the public spoke in opposition of the request. The Planning and Zoning Commission’s motion to approve the Special Use Permit failed, 2-2-0. Should the Council choose to approve the request, staff recommends the following conditions:
1. Motor fuel dispensing facilities shall be pre-wired with an approved, permanently installed and mounted generator and affixed transfer switch capable of operating all essential emergency fueling systems. The generator shall be capable of operating all essential emergency fueling system components and dispensing motor fuel safely and reliably within 24 hours after any disaster or sustained electrical outage. The generator must be capable of supplying a minimum of 150 percent of the total ampacity requirements of all of the essential emergency fueling systems equipment for the power outage period during normal posted operational hours.
2. 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.
3. Any 8-liners, game rooms, gambling devices, or the like are not permitted within the entire site.
4. The uses permitted on-site will be limited to those permitted within the General Commercial zoning district and by this SUP for a Fueling Station and Convenience Store.
5. 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.
6. The fueling canopy posts shall be covered in a material that matches the primary structure.
7. 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.
8. Only one monument sign shall be permitted along the street frontage of FM 646 and Egret Bay Boulevard. All signage materials must be complementary to the primary building.
9. Any wall signage located on the gas pump canopy shall be considered part of, and counted toward, the total allowable wall sign area for the corresponding building wall facing the same street frontage. The combined sign area of the building wall signage and canopy wall signage shall not exceed the maximum wall sign area permitted for that building elevation.
10. To mitigate the impact of increased traffic and ensure Kentucky Avenue meets City Standards, the following is required:
a. The applicant shall reconstruct Kentucky Avenue using a minimum 6" thick reinforced concrete pavement section.
b. Improvements must begin from FM 646 to terminus of curb radii of the southernmost driveway on Kentucky Avenue. Concrete paving is required to prevent damage (rutting, shoving, and chemical degradation) that heavy truck loads and fuel spills cause to asphalt pavement.
c. The design must include a proper doweled transition at the existing concrete joint and a saw-cut transition where the new concrete meets existing asphalt south of the project site. All work shall conform to League City Design & Construction Standards.
11. Sage Street shall be constructed with 6” concrete pavement to meet City Standards.
12. The driveway location on Sage Street must maintain a minimum clearance of 50 feet from the edge of pavement.
13. Large fueling (i.e.18-wheelers), delivery and refuse trucks shall be prohibited from entering / exiting the site via Kentucky Avenue.
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the August 27, 2026, P & Z Commission Meeting
3. Map and Letters of Support and Concern
CONTRACT ORIGINATION:
Planning Department
Applicant: Labiba Mahmood of Midstream & Terminal Services, LLC
Owner: Maghareh & Rajabi Family, LP
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} NOT APPLICABLE