Title
Hold a public hearing on a request for a Special Use Permit, SUP-23-0002 (Storage King), for a “Self-Storage” use, on approximately 8.4 acres zoned “CG” (General Commercial), generally located along the west side of State Highway 3 (SH 3) and approximately 1,500 feet north of Farm to Market Road 646 (FM 646), with the address of 2615 State Highway 3 South (Director of Planning)
Background:
A public hearing is required to consider this Special Use Permit (SUP) for a “Self-Storage” use within the CG zoning district.
Project Timeline
January 9, 2017 - The construction plans for the 45,500-square-foot facility (formerly known as Alta Vista) were approved by the City.
October 6, 2021 - The current owner purchased the property.
September 2, 2022 - The applicant held a pre-application neighborhood meeting, where one person attended.
October 4, 2024 - Public hearing notices were mailed to the surrounding property owners, a public hearing sign was posted on the property and notice was published in the newspaper.
November 4, 2024 - Planning & Zoning Commission is scheduled to conduct a public hearing and make a recommendation to City Council.
November 12, 2024 - City Council held a public hearing and recommended approval of the request.
December 17, 2024 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The current site has an existing 45,500 square-foot self-storage business, Storage King, that was built in 2017. The applicant is proposing to expand the site to include an additional three enclosed buildings, totaling 46,854 square-feet in size. If approved, the overall building square footage of the site will be 92,354 square-feet.
A Self Storage use requires a Special Use Permit (SUP) on properties zoned “CG” (General Commercial). At the time that the site was originally developed in 2017, self-storage uses were permitted by right within the “CG” zoning district, therefore, a SUP was not required at that time. Based on the size and layout of the property, it was anticipated that an expansion would occur sometime in the future. All of the proposed expansion will be located behind the existing building and will not change the look of the front façade when viewed from SH 3.
Traffic impacts from the additional development will be minimal. According to the analysis provided by the applicant, similar facilities in the Clear Lake/League City area had a maximum of six peak hour AM trips and eight peak hour PM trips. Other uses that are allowed in the “CG” district, such as retail, would typically generate a greater amount of traffic on the site. For example, the Institute of Traffic Engineers (ITE) Trip Generation Manual predicts 14 PM peak hour trips for a self-storage facility of this size. A 14,000 square-foot retail building, which could reasonably fit on the site, is anticipated to generate 104 peak hour trips.
The applicant is proposing enhanced landscaping. The enhancements include:
• Adding trees and a continuous line of hedges along the northern and southern property lines,
• Adding six additional trees with continuous hedge along the parking lot to the west,
• Adding parking islands trees between the existing and proposed development and increasing the total amount of landscaping to 34.9%.
On November 4, 2024, the Planning and Zoning Commission held a public hearing and recommended approval, by a vote of 7-0-0 with one member absent, subject to conditions.
Staff recommends approval of the Special Use Permit subject to the following conditions:
1. The Special Use Permit shall expire after a period of 24 months beginning upon the date of the adoption of the SUP ordinance if no building permits are issued 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 the Storage King self-storage facility.
3. No Storage Containers (PODS) or similar containers shall be used or stored on this site.
4. The site layout shall be substantially similar to that which is displayed on the site plan. landscape plan, and elevations.
5. Landscaping:
a. Seventy-five percent (75%) of plant materials for the overall site shall be from the League City Water smart 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. Any required landscape area along all rights-of-way not shown on the landscape plan shall be constructed by the owner of the property at the time the streets are constructed (Olive/Peach).
6. Signage: The project shall comply with Chapter 125, Article 8, Signs, in the Unified Development Code (UDC), with the following exception:
a. The only freestanding sign permitted is a monument sign with a masonry base;
b. Any exterior illumination of signs on the site must have top mounted luminaries that are shielded downwards;
c. No uplighting is permitted.
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the November 4, 2024, P&Z Commission Meeting
Origination:
Planning Department
Applicant: Todd Wyatt, Lancaster + Wyatt Architects
Owner: AGAP League City, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)