Title
Hold a public hearing on a Special Use Permit, SUP-25-0017 (Gas Station/C-Store 1615 Hwy 3) to allow a Vehicle Fueling Station use on approximately 1.4 acres, zoned “CG” (General Commercial), generally located on the southeast corner of Farm to Market Road 646 and State Highway 3, with the address of 1615 State Highway 3 (Director of Planning)
Background:
A public hearing is required since a “Vehicle Fueling Station” use requires a Special Use Permit (SUP) on properties zoned “CG” (General Commercial).
Project Timeline
1991 - The land was purchased and a gas station was constructed.
August 10, 1999 - The property was initially zoned as (IH) Heavy Industrial.
August 31, 2005 - The Subject Tract was rezoned to “CG” (General Commercial) as part of a city-wide Zoning Map update.
December 2, 2025 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates no one attended the meeting.
January 2026 - The gas station site was demolished. All three of the driveways on the site along FM 646 and State Highway 3 remain.
January 20, 2026 - The applicant submitted a Special Use Permit application to the Planning Department.
September 9, 2026 - Public hearing notices were mailed to the surrounding property owners.
September 9, 2026 - A public hearing sign was posted on the property, and notices were published in the newspaper and on the City’s website.
September 24, 2026 - The Commission postponed consideration of the Special Use Permit to the October 8, 2026 Planning & Zoning Commission meeting.
October 8, 2026 - Planning & Zoning Commission held a public hearing and recommended approval of the request.
October 27 , 2026 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
November 17, 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 1.406 acres in area. The gas station will have 7 fueling stations (14 fueling pumps) and a 5,300 square-foot convenience store.
The proposed gas station will replace a previously existing gas station that was demolished after TxDOT acquired right-of-way for the future FM 646 expansion project.
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, 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, and Carolina Avenue. Additionally, a 3-foot berm is included in the 10’ wide landscape setbacks along the frontages as enhanced landscaping. Additional trees are included along the southern property line.
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.
On October 8, 2026, the Planning and Zoning Commission held a public hearing on this request. No members of the public spoke during the hearing. The Planning and Zoning Commission recommended approval of the request, 5-0-0. Should the Council choose to approve the request, 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. 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 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 each street frontage. All signage materials must be complementary to the primary building.
8. Any canopy signage shall be considered part of, and counted towards, the maximum allowable wall signage for the corresponding building wall face facing the same street frontage. The combined sign area of the building and canopy wall signage shall not exceed the maximum wall sign area permitted for that building elevation.
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the October 8, 2026, P & Z Commission Meeting
CONTRACT ORIGINATION:
Planning Department
Applicant: Andrew Lee of Symtex Construction, Inc.
Owner: Motu Properties, LLC.
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)