Planning & Zoning Commission Agendas

Meeting Minutes City of League City Planning and Zoning Commission Regular Meeting, Monday, July 21, 2025 Council Chambers, 200 W. Walker Street, League City, TX 77573 1. Call to Order and Roll Call of Members Paul Maaz, Chair, called the meeting to order at 6:00 p.m. Present: Paul Maaz, Ruth Morrison, Matthew Hyde, Ange Mertens, Pam Arnold, Joel Dickerson, Frank Dominguez, James Waguespack* *Commissioner Waguespack arrived at 6:02 p.m. Absent: None City Staff: Kris Carpenter, Planning Director; Mark Linenschmidt, Planning Manager; Caitlin King, Planner; Ann Williams, Planner; Matt Brown, Assistant City Engineer; Michelle Villarreal, City Attorney 2. Approval of July 7, 2025 minutes Mr. Maaz asked if there were any corrections. He stated hearing none, the July 7, 2025 minutes are approved. 3. Citizen Communications None. 4. Public Hearing and Action Items A. Hold a public hearing and make a recommendation to City Council on a Zone Change Application, PUD-23-0007 (Midline PUD), a request to create a Planned Unit Development Overlay District (- PUD Overlay) approximately 466.5 acres in size, generally located along the south side of NASA Road One (FM 528), north of Grissom Road, east of Bay Area Boulevard, and west of W. NASA Boulevard. Caitlin King, Planner, gave a presentation on behalf of the City of League City. Mr. Maaz opened the public hearing at 6:06 p.m. Theresa Kelly, 4214 Buroak Dr., expressed her concerns regarding the potential development of a gas station at the corner of Beamer Road and Grissom Road. Her concerns included the risk of fuel leaks and potential fire hazards, as well as the possibility of fuel infiltration into the City’s stormwater system. She also raised issues related to routing of the fuel tanker trucks along Grissom Road, either passing through the Autumn Lakes neighborhood from the south or the newly constructed roundabout from the north. Brian Batson, 4214 Buroak Dr., inquired about the watershed boundaries within the proposed development, citing concerns about potential flooding. He requested additional details regarding the proposed drainage system, the roadway network and the planned traffic management for the intersection of Beamer Road and Grissom Road.  Elena Parmer, 1220 Abigail Ln., expressed concerns regarding the potential impact of the proposed development on existing wetlands and local wildlife in the area. She also noted that traffic in the surrounding neighborhoods would significantly increase as a result of the development. Additionally, she raised several questions, including whether new schools would be constructed to accommodate growth, whether there is sufficient water supply to support the additional homes, and whether the existing drainage infrastructure, specifically if the drainage ditch is adequately sized to handle increased runoff. Victoria Hodgson, 2911 Shady Ln., expressed concerns about the adequacy of drainage in the proposed development area. She also inquired about the fate of existing trees on the site and highlighted the environmental sensitivity of the location, noting that it is part of the Great Texas Coastal Birding Trail. Mr. Maaz closed the public hearing at 6:19 p.m. Commissioner Arnold asked whether fueling stations require a Special Use Permit (SUP). Mr. Carpenter responded that the PUD proposes to allow one fueling station at the intersection of Beamer Road and Grissom Road and one at the intersection Beamer Road and NASA Road One, as long as specific conditions outlined in the PUD are met. The criteria were derived from conditions typically required for SUPs for gas stations. Ms. Mertens inquired about how tree removal would be addressed in the proposed development. Mr. Carpenter replied that the developer is required to comply with the City’s Tree Preservation Ordinance. Any protected trees removed must be mitigated in accordance with the ordinance, such as planting replacement trees or paying a fee to League City to plant the required trees elsewhere. Matt Stoops, LJA Engineering representing the owner, added that a Tree Mitigation Plan is required to be conducted later in the development process to identify all trees on the site, with protected specifically identified. He stated that the intent is to preserve trees where feasible and mitigation will most likely be through replanting new trees. Ms. Mertens asked about how drainage would be addressed in the proposed development. Mr. Stoops explained that the site’s detention system would be based on a comprehensive, engineered drainage study, demonstrating that all on-site detention is being accounted for and no additional flooding would occur. He added that the drainage would be directed to the lakes within the development with the outfall exiting the property to the east of the development. Matthew Brown, Assistant City Engineer, added that under state law and city ordinance, developers are prohibited from adversely impacting adjacent properties. He emphasized that the Engineering Department will conduct a detailed review of the drainage study to ensure that the design fully complies with city and state standards. Planning & Zoning Commission 2 July 21, 2025  Ms. Mertens asked about how wetlands would be addressed in the proposed development. Mr. Carpenter replied that any wetlands determined to be jurisdictional wetlands would require permits from the U.S. Army Corps of Engineers to mitigate the wetlands. Mr. Stoops noted that no jurisdictional wetlands have been found on the site. Ms. Morrison asked if an environmental study on the property has been conducted. Mr. Stoops indicated that the owner has owned the property for decades and has maintained and updated the oversight of the Phase I Environmental Study to ensure continued compliance and confirm that no endangered species are present on the site. Ms. Morrison asked where the drainage outfall discharges. Mr. Stoops replied that the outfall travels east then south, discharging into the Clear Creek watershed. Mr. Dickerson asked if discussions have been held with the CCISD. Mr. Carpenter responded that the City of League City meets quarterly with CCISD. The district has had discussions on the project with League City and the applicant, which the district has indicated it has sufficient capacity to accommodate future student growth in the area and that no additional school sites are currently needed. Mr. Stoops added that the original plans for the development included a school site, but it was later removed at CCISD’s request. Mr. Maaz indicated if the property was associated with a MUD (Municipal Utility District). Mr. Stoops replied that the developer is proposing to incorporate the development into the existing Baybrook MUD, which also includes adjacent properties owned by the same owner. Mr. Maaz asked if the development had adequate utilities. Mr. Brown responded that League City’s Master Utility Plans indicate that the City has sufficient water and sewer capacity for the development. There was a brief discussion regarding utility capacity criteria for drainage. Ms. Morrison made a motion to recommend approval of a Zone Change Application, PUD-23-0007 (Midline PUD), a request to create a Planned Unit Development Overlay District (-PUD Overlay) approximately 466.5 acres in size, District (-PUD Overlay) district approximately 796.2 acres in size, per staff’s recommendations. Mr. Hyde seconded the motion. The motion passed by a vote of 8-0-0. Planning & Zoning Commission 3 July 21, 2025 B. Hold a public hearing and make a recommendation to City Council on a Special Use Permit Application, SUP-25-0001 (ZaZa Car Wash), to allow a car wash on approximately 2.05 acres zoned “CG” (General Commercial), generally located on the northwest corner of Abilene Street and South Egret Bay Boulevard (FM 270). Ann Williams, Planner, gave a presentation on behalf of the City of League City. Mr. Maaz opened the public hearing at 6:51 p.m. No one spoke at the public hearing. Mr. Maaz closed the public hearing at 6:51 p.m. Mr. Maaz inquired if fuel would be sold at this location. Ms. Williams indicated that the site would be strictly for a car wash. Ms. Morrison made a motion to recommend approval of a Special Use Permit Application, SUP-25- 0001 (ZaZa Car Wash), to allow a car wash on approximately 2.05 acres zoned “CG” (General Commercial), per staff’s recommendations. Mr. Waguespack seconded the motion. The motion passed by a vote of 8-0-0. C. Hold a public hearing and make a recommendation to City Council on a Special Use Permit Application, SUP-25-0002 (Magnolia Creek Self Storage), to allow a self-storage use on approximately 3.0552 acres zoned “CG” (General Commercial), generally located on the northeast corner of West League City Parkway and Bay Area Boulevard with the address of 1425 Bay Area Boulevard. Ann Williams, Planner, gave a presentation on behalf of the City of League City. Mr. Maaz opened the public hearing at 6:58 p.m. Christina Wessing, 2105 Noblewood Ct., requested that the proposed building be limited to two stories instead of three, citing concerns about its height, lighting impacts, and the departure of neighbors due to the ongoing commercial development. Mr. Maaz closed the public hearing at 6:59 p.m. Ms. Arnold asked if the proposed development complies with League City’s lighting requirements. Ms. Williams responded in the affirmative. Ms. Arnold asked if the proposed building met the height requirement. Planning & Zoning Commission 4 July 21, 2025  Ms. Williams replied that the building is within the maximum height allowed under the applicable zoning regulations. Mr. Maaz inquired that the facility will not have any services or space for rental trucks. Ms. Williams responded that the prohibition of rental trucks is included in staff’s recommendations for the project. Mr. Dominguez asked whether the proposed landscaping would help mitigate the view of the facility. Ms. Williams responded that the site’s landscaping design includes landscaped buffer yards on multiple sides of the facility. Mr. Carpenter added that the landscaping on the west side of the property is an enhancement, specifically to buffer from future commercial development. There was a brief discussion regarding the condition that the self-storage use be limited to the interior of the building only and that the exterior of the facility would be used solely for customer parking as well as providing access to the League City's trail system. Ms. Morrison made a motion to recommend approval of a Special Use Permit Application, SUP-25- 0002 (Magnolia Creek Self Storage), to allow a self-storage use on approximately 3.0552 acres zoned “CG” (General Commercial), per staff’s recommendations. Mr. Hyde seconded the motion. The motion passed by a vote of 8-0-0. 5. Staff Comments Kris Carpenter, Planning Director, informed the Commission that: 1. The rezoning PUD-23-0007 and the special use permits SUP-25-0001 and SUP-25-0002, would be moving forward to the August 12, 2025 City Council meeting. 2. The Lloyd PUDs, including Lloyd North, Lloyd Central and Lloyd South, would be considered by City Council at its meeting on July 22, 2025. 3. A rezoning request in South Shore Harbour is to be considered by the Commission at their next meeting on August 4, 2025. 6. Adjournment Mr. Maaz adjourned the meeting at 7:07 p.m. _____________________________ ______________________________ Kris Carpenter Paul Maaz Planning Director Chair, Planning and Zoning Commission Planning & Zoning Commission 5 July 21, 2025