Title
Consider and take action on an ordinance approving a Special Use Permit, SUP-26-0001 (Dakota Avenue Gas Station/C-Store), to allow for a Vehicle Fueling Station use on approximately 1.76 acres zoned “CG” (General Commercial), generally located along the south side of League City Parkway (SH 96), east of Dakota Avenue and west of State Highway 3 addressed as 111 West League City Parkway (Director of Planning)
Planning and Zoning Commission recommended approval, 6-1-0, on August 13, 2026, subject to conditions.
Background:
Approval of this item would authorize a Special Use Permit (SUP) for an Vehicle Fueling Station on this site.
Project Timeline
August 10, 1999 - The property was initially zoned as “CG” General Commercial.
January 20, 2026 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates no one attended the meeting.
February 3, 2026 - The applicant submitted a Special Use Permit application to the Planning Department.
July 29, 2026 - Public hearing notices were mailed to the surrounding property owners,
July 29, 2026 - A public hearing sign was posted on the property, and notices were published in the newspaper and on the city’s website.
August 13, 2026 - Planning & Zoning Commission conducted a public hearing and made a recommendation of approval by a vote of 6-1-0, subject to the recommended conditions.
September 8 , 2026 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
September 22, 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 1.76 acres (76,665.6 square feet) in area. The gas station will have 5 fueling stations (10 fueling pumps) and a 5,500 square-foot convenience store and two (2) adjoining lease spaces, totaling 4,000 square feet. The Subject Tract is currently undeveloped.
The proposed SUP will provide the following enhancements to the site:
Onsite Backup Generator - A recommended condition of this SUP (Condition #2) 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.
Elevations - The proposed exterior elevations of the convenience store are comprised primarily of concrete masonry, porcelain tiles, and fiber cement siding. The proposed fuel pump canopy matches the convenience store elevations per Condition #5, 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 Highway 3, League City Parkway, Dakota Avenue, and the southern property line. Additionally, a 3.5-foot berm is included in the 10’ wide landscape setbacks along the frontages, which is beyond the minimum requirements of the ordinance.
Access - Access to the property is provided from State Highway 3 and Dakota Avenue. Dakota Avenue is paved with concrete for the first 85 feet south of League City Parkway, then transitions to asphalt. Given the anticipated traffic impacts and turning movements of traffic entering and exiting the site along Dakota, a condition has been recommended that a portion of Dakota Avenue be improved with concrete to mitigate the effects of the additional traffic to the site.
The request conforms to the Future Land Use Map in the 2035 Comprehensive Plan, which identifies the area as EADC (Enhanced Auto Dominant Commercial). According to the 2035 Comprehensive Plan, Enhanced Auto-Dominant Commercial is focused on convenience and access for customers and employees exclusively by automobile. These areas are characterized by buildings that have a large setback from the street frontage and have a large parking area in front of the buildings.
On August 13, 2026, the Planning and Zoning Commission held a public hearing on this request. No one spoke at the public hearing. The Planning and Zoning Commission recommended approval of the Special Use Permit, 6-1-0, subject to conditions. Commissioner Dickerson voted in opposition stating that there were already a sufficient number of gas stations within League City. The recommended conditions are as follows:
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. 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.
3. The uses permitted on-site will be limited to those permitted in the General Commercial zoning district and by this SUP for a Vehicle Fueling Station use.
4. 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.
5. The fueling canopy posts shall be covered in a material that matches the primary structure.
6. 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.
7. Only one monument sign shall be permitted on the site. All signage materials must be complementary to the primary building.
8. Any canopy signage will be calculated towards the maximum wall signage for the building occupied by the gas station / convenience store.
9. Dakota Avenue shall be conditioned to the following requirements of the City Traffic Engineer:
a. The applicant shall reconstruct Dakota Avenue using a minimum 7” thick reinforced concrete pavement section.
b. Improvements must begin at the terminus of the existing 80-foot concrete section and extend southwards to include the entire curb radius of the southernmost driveway.
c. The design must include a properly doweled transition at the existing concrete joint and saw cut transition where the new concrete meets the existing asphalt, south of the project site.
d. All work will conform to the League City Engineering Design & Construction Standards.
Attachments:
1. Proposed Ordinance
2. Exhibit A - Zoning Map
3. Exhibit B - Site Plan and Elevations
Origination:
Planning Department
Applicant: Labiba Mahmood of Midstream & Terminal Services, LLC
Owner: Forefunders Ventures, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)