(6)(b)
CITY COMMISSION REGULAR MTG
- Meeting Date:
- 03/18/2026
- Title:
- Public Hearing for comments on the zoning change of 7.54 acres located at 5741 FM 646 from District "O" (Open Space) to District "S-P" (Site Plan) to operate a self-storage facility with outdoor storage.
- Submitted For:
- Kim Golden
- Submitted By:
- Curt Kelly, Transportation and Planning
- Department:
- Transportation and Planning
Information
ACTION REQUEST
Kimley-Horn & Associates, on behalf of the owner, SS Dickinson LP, seeks to rezone 7.54 acres located at 5741 FM 646, Texas City, TX from District "O" (Open Space) to District "S-P" (Site Plan) to operate Public Storage, a self-storage facility including outdoor storage.
BACKGROUND (Brief Summary)
The 7.54-acre site is an existing self-storage development which includes some outside storage for boats and RVs. The site is currently zoned District “O” (Open Space) because the previous two owners did not complete the process to rezone the tracts. A rezoning to District “S-P” (Site Plan) is requested because the current owner wants to continue providing outside storage for boats and RVs in addition to operating as a self-storage mini-warehouse facility.
TXDOT is acquiring additional right of way for the widening of FM 646. The site plan presented for approval includes the changes being required for the TxDOT taking. To avoid having to repeat the rezoning process, the application is presenting the post-taking site plan.
The case started as a code enforcement action to resolve numerous unsafe conditions cited by the Fire Marshal and building officials that were discovered when the site was inspected for a pre-sale certificate of occupancy in approximately 2022.
The applicant is a successor to the original applicant and has prepared a post-taking site plan based upon the adjustments to the buildings which will be required to accommodate the TxDOT taking. The site changes required due to the taking include moving the front wall of each of the buildings away from the new right of way line and reconfiguring the parking. Some of the equipment for the existing cell tower will also be moved away from the right of way and a new masonry fence installed around the cell tower. The office will also be relocated.
The revised post-taking Site Plan resolves the outstanding code enforcement issues. It also accommodates the setback and other requirements of the Gateway Overlay District as much as reasonably possible. Although unable to attain the 15% landscaping requirement, the applicant has made good faith effort to maximize the landscaping at the site as much as feasible with the existing construction, which efforts will greatly enhance the appearance of the gateway corridor. The outdoor storage of boats and RVs is located at the rear of the property which is adequately screened from view from the gateway corridor.
The existing location of the cell tower is not currently compliant with the District “S-P” requirements which apply to cell towers. It appears the cell tower predated the adoption of the “S-P” requirements for cell towers and also pre-dated the annexation of the property into the Texas City limits. The modifications proposed to the cell tower site in the revised post-taking site plan are an improvement to existing conditions with the replacement of the existing chain link fence with a masonry fence. Also, some equipment inside the fence will be relocated and the footprint of the site will be modified to provide some additional setback from the property line. However, the location of the cell tower itself will not be changed. This is partly because there is not another location available on the site which would allow the relocated cell tower to be compliant with the applicable regulations. Removal of the cell tower entirely from the cell tower network could reduce the reliability of the cell service network which would be a detriment to the public. With the modifications being made, the non-compliance is no worse than existing conditions. Considering the totality of the circumstances, staff recommend the site-specific accommodations being made for the existing cell tower installation.
CURRENT ZONING: The existing site and all adjacent properties are currently zoned District “O” (Open Space). When property is annexed into the city limits it is automatically classified as District O “Open Space”. Sec 160.022. The property must be rezoned to its correct classification to obtain a building permit.
District “O” (Open Space) is not the correct zoning classification for use as a self-storage facility. District “O” is intended to provide for land within the corporate limits of the city which is not subdivided and/or relatively undeveloped. The allowed principal uses include single-family dwellings; barns, stables for keeping of private stock; golf courses and country clubs; farms and crop production; truck gardens; greenhouses, excluding sales; pasturage; private riding academy. It is anticipated that all “O” districts will be rezoned to other zoning classifications as the city proceeds toward full development.
EXISTING USES: The adjacent properties to the east and west are vacant and undeveloped. The property directly across FM 646 is operating as Brand Industrial Solutions and was rezoned to District S-P in 2009 for the operation of warehouse storage, laydown area and office space.
APPLICABLE ZONING: Mini-warehousing is an allowed use in Section 160.039 District “E-4” (Commercial Warehouse). Section 160.038 District “E-3” (Outdoor Commercial) allows the outdoor display of goods and equipment for sale, or the incompletely enclosed display of goods for sale, but storage is not an allowed use in District “E-3”. Outdoor boat and RV storage is not an allowed use in any zoning district and is required to rezone to Section 160.051 District “S-P” (Site Plan). Therefore, District “S-P” (Site Plan) is the only zoning classification which will allow all the existing types of storage to continue operating.
The Planning Board approved the site plan and recommended approval (5-0) of the zoning change from District “O” (Open Space) to District “S-P” (Site Plan) at its meeting on January 12, 2026.
The Zoning Commission held a public hearing upon notice to adjacent property owners on February 17, 2026. The Notice of the Zoning Commission Hearing was mailed to 6 property owners within 200 ft. No letters of opposition were received and no one appeared at the hearing held on February 17, 2026, to oppose the zoning change. After conducting the public hearing and having all questions answered by the Applicant the Zoning Commission voted (3-0) to recommend approval of the zoning change from District "O" Light Open Space to District "S-P" Site Plan.
TXDOT is acquiring additional right of way for the widening of FM 646. The site plan presented for approval includes the changes being required for the TxDOT taking. To avoid having to repeat the rezoning process, the application is presenting the post-taking site plan.
The case started as a code enforcement action to resolve numerous unsafe conditions cited by the Fire Marshal and building officials that were discovered when the site was inspected for a pre-sale certificate of occupancy in approximately 2022.
The applicant is a successor to the original applicant and has prepared a post-taking site plan based upon the adjustments to the buildings which will be required to accommodate the TxDOT taking. The site changes required due to the taking include moving the front wall of each of the buildings away from the new right of way line and reconfiguring the parking. Some of the equipment for the existing cell tower will also be moved away from the right of way and a new masonry fence installed around the cell tower. The office will also be relocated.
The revised post-taking Site Plan resolves the outstanding code enforcement issues. It also accommodates the setback and other requirements of the Gateway Overlay District as much as reasonably possible. Although unable to attain the 15% landscaping requirement, the applicant has made good faith effort to maximize the landscaping at the site as much as feasible with the existing construction, which efforts will greatly enhance the appearance of the gateway corridor. The outdoor storage of boats and RVs is located at the rear of the property which is adequately screened from view from the gateway corridor.
The existing location of the cell tower is not currently compliant with the District “S-P” requirements which apply to cell towers. It appears the cell tower predated the adoption of the “S-P” requirements for cell towers and also pre-dated the annexation of the property into the Texas City limits. The modifications proposed to the cell tower site in the revised post-taking site plan are an improvement to existing conditions with the replacement of the existing chain link fence with a masonry fence. Also, some equipment inside the fence will be relocated and the footprint of the site will be modified to provide some additional setback from the property line. However, the location of the cell tower itself will not be changed. This is partly because there is not another location available on the site which would allow the relocated cell tower to be compliant with the applicable regulations. Removal of the cell tower entirely from the cell tower network could reduce the reliability of the cell service network which would be a detriment to the public. With the modifications being made, the non-compliance is no worse than existing conditions. Considering the totality of the circumstances, staff recommend the site-specific accommodations being made for the existing cell tower installation.
CURRENT ZONING: The existing site and all adjacent properties are currently zoned District “O” (Open Space). When property is annexed into the city limits it is automatically classified as District O “Open Space”. Sec 160.022. The property must be rezoned to its correct classification to obtain a building permit.
District “O” (Open Space) is not the correct zoning classification for use as a self-storage facility. District “O” is intended to provide for land within the corporate limits of the city which is not subdivided and/or relatively undeveloped. The allowed principal uses include single-family dwellings; barns, stables for keeping of private stock; golf courses and country clubs; farms and crop production; truck gardens; greenhouses, excluding sales; pasturage; private riding academy. It is anticipated that all “O” districts will be rezoned to other zoning classifications as the city proceeds toward full development.
EXISTING USES: The adjacent properties to the east and west are vacant and undeveloped. The property directly across FM 646 is operating as Brand Industrial Solutions and was rezoned to District S-P in 2009 for the operation of warehouse storage, laydown area and office space.
APPLICABLE ZONING: Mini-warehousing is an allowed use in Section 160.039 District “E-4” (Commercial Warehouse). Section 160.038 District “E-3” (Outdoor Commercial) allows the outdoor display of goods and equipment for sale, or the incompletely enclosed display of goods for sale, but storage is not an allowed use in District “E-3”. Outdoor boat and RV storage is not an allowed use in any zoning district and is required to rezone to Section 160.051 District “S-P” (Site Plan). Therefore, District “S-P” (Site Plan) is the only zoning classification which will allow all the existing types of storage to continue operating.
The Planning Board approved the site plan and recommended approval (5-0) of the zoning change from District “O” (Open Space) to District “S-P” (Site Plan) at its meeting on January 12, 2026.
The Zoning Commission held a public hearing upon notice to adjacent property owners on February 17, 2026. The Notice of the Zoning Commission Hearing was mailed to 6 property owners within 200 ft. No letters of opposition were received and no one appeared at the hearing held on February 17, 2026, to oppose the zoning change. After conducting the public hearing and having all questions answered by the Applicant the Zoning Commission voted (3-0) to recommend approval of the zoning change from District "O" Light Open Space to District "S-P" Site Plan.
RECOMMENDATION
The Planning Board recommended the rezoning at its meeting on January 12, 2026 (5-0). The Zoning Commission held a public hearing and upon closing the public hearing recommended the rezoning from District "O" (Open Space) to District "S-P" (Site Plan) at its meeting on February 17, 2026 (3-0).
City staff, including the City Engineer, the Chief Building Official, and the Fire Marshal, have reviewed the recommended Detailed Site Plan and offer no objection to the zoning change from District "O" (Open Space) to District "SP" (Site Plan).
City staff, including the City Engineer, the Chief Building Official, and the Fire Marshal, have reviewed the recommended Detailed Site Plan and offer no objection to the zoning change from District "O" (Open Space) to District "SP" (Site Plan).
Fiscal Impact
- Funds Available Y/N:
- N/A
- Amount Requested:
- N/A
- Source of Funds:
- N/A
- Account #:
- N/A
Fiscal Impact:
No fiscal impact
Attachments
- Vicinity Map
- Site Plan
- Zoning Map
- Zoning Commission - Staff Report
- Planning Board - Staff Report
- Planning Board - Minutes 1.12.26