Title
Consider and take action on an ordinance adopting a Special Use Permit, SUP-24-0003 (Skyway Towers), allowing a cell tower (Communication Towers and Structures use) to be constructed on approximately 0.14 acres zoned “CG” (General Commercial), generally located along the west side of Tuscan Lakes Boulevard and along the north side of Farm to Market Road 646 (FM 646) with the cell site located approximately 1,200 feet north of the intersection of Farm to Market Road 646 (FM 646) and Tuscan Lakes Boulevard (Director of Planning)
Planning and Zoning Commission recommended approval, 4-2-0, on November 18, 2024, subject to conditions with two members absent.
Background:
August 10, 1999 - The property was initially zoned as “CG” (C-3) General Commercial.
August 30, 2005 - The property was zoned “CG” General Commercial as part of the City’s Zoning Map and Ordinance revisions of 2005.
July 22, 2024 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates nine individuals attended the meeting.
July 24, 2024 - The applicant submitted a Special Use Permit application to the Planning Department.
October 29, 2024 - A public hearing sign was posted on the property and notice was published in the newspaper.
October 30, 2024 - Public hearing notices were mailed to the surrounding property owners.
November 18, 2024 - Planning & Zoning Commission conducted a public hearing and recommended approval by a vote of 4-2-0 with two members absent.
December 17, 2024 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
January 14, 2025 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
If approved, a Special Use Permit will be granted to construct a 150-foot-tall cell tower within a 6,123-square-foot ground lease site. The proposed location was largely dictated based on a Cellular Coverage Map, which indicates that cellular coverage is limited within a large residential area of the Tuscan Lakes development.
The cell tower will be a monopole design with antennas designed for three separate users on the pole. The current rendering of the tower shows two users. The applicant indicates Verizon and another cellular user have expressed interest in collocating on the tower upon approval.
The lease site will have at least an 8-foot-tall wooden fence with Texas Sage Green shrubs along the perimeter of the facility. The actual height of the equipment will not be known until it is installed, however should the equipment be higher, the fence height will increase as well.
The proposed cell tower would be constructed in accordance with the City’s Communications and Towers ordinance (Chapter 31 of the League City Code of Ordinances) with the exception of three criteria in which variances are being requested and are listed below:
Residential Setback (Section 31-14(b)(1))
The required setback for the 150-foot tower is 400 feet. The tower is proposed to be 175 feet from the nearest residential property line, located to the northwest. The setback could be achieved by moving the tower further south on the property, although, the applicant indicates that the proposed location is best suited to maximize cell service coverage since it is centrally located within an area with low coverage. Additionally, the applicant stated that the proposed location would permit the owner to maintain a contiguous area of commercial land and frontage along Tuscan Lakes Boulevard.
Non-residential Setback (Section 31-14(b)(2))
The minimum non-residential setback for the 150-foot-tall tower is 225 feet. Since the tower is designed accommodate up to three users once completed, Section 31-12(a) of the ordinance permits a 35% reduction (78.75 feet) for cell towers with three users. This reduces the minimum setback to 146.25 feet. The proposed tower will be 100 feet from the eastern property line, located along the western side of Tuscan Lakes Boulevard.
Camouflage (Section 31-14(h))
The elevations of the monopole do not indicate how the visual impact of the pole will be concealed or camouflaged. The applicant indicates that concealing the equipment and antennas within the pole is not possible due to the quality of the coverage as well as issues with heating due to internal cabinets of stealth antennas.
On November 18, 2024, the Planning and Zoning Commission held a public hearing in which no one spoke. The Commission recommended approval, subject to staff’s conditions by a vote of 4-2-0 with two members absent. Commissioners Maaz and Arnold voted in opposition. Much of the discussion focused on the variances to the setback requirements, particularly to the nearby residential Tuscan Lakes community. Coordination between the applicant and the Tuscan Lake HOA began prior to the required neighborhood meeting. The Planning Department received no communications from the surrounding community, nor did anyone speak during the Planning and Zoning Commission public hearing.
Should the application 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 this site will be limited to those permitted in the General Commercial zoning district and a Wireless Communication Tower use.
3. The site layout and location shall be substantially similar to that which is displayed on the plans and elevations provided.
4. The following variance requests be granted:
a. The minimum distance from the tower to the nearest residential property line be reduced from 400 feet to 175 feet.
b. The minimum distance from the tower to the nearest non-residential property line be reduced from 146.25 feet to 100 feet.
c. No camouflage be required for the monopole.
Attachments:
1. Proposed Ordinance
2. Exhibit A
3. Exhibit B
Origination:
Planning Department
Applicant: Vincent Huebinger of Vincent Gerard & Associates
Owner: Leon Clements
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)