(7)(b)
CITY COMMISSION REGULAR MTG
- Meeting Date:
- 03/18/2026
- Title:
- Consider and take action on the zoning change of 9.876 acres located at 4600 FM 646 from District "O" (Open Space) to District "S-P" (Site Plan) to operate iStorage, a self-storage facility including outdoor storage.
- Submitted For:
- Kim Golden
- Submitted By:
- Curt Kelly, Transportation and Planning
- Department:
- Transportation and Planning
Information
ACTION REQUEST
EHRA, on behalf of the owner, NSA Property Holdings LLC, seeks to rezone 9.876 acres located at 4600 FM 646, Texas City, TX from District "O" (Open Space) to District "S-P" (Site Plan) to continue to operate iStorage, a self-storage facility including outdoor storage.
BACKGROUND (Brief Summary)
The applicant, EHRA, on behalf of the owner, NSA Property Holdings LLC, seeking to operate as iStorage (successor to Blue Sky Self Storage) is operating a self-storage, mini-warehouse facility at 4600 FM 646 which includes mini-warehouses; storage which is covered but not enclosed, and outdoor storage of boats, RV’S and other equipment. The site is currently zoned District “O” (Open Space). The existing use as the various types of self-storage is not an allowed use in District “O” (Open Space). The site is located south of FM 646. The west property line is the current west city limit on FM 646. It was annexed into the city limits on August 24, 2005 (Ord No. 05-34).
The site is located within the Gateway Overlay District, which requires a setback of 40ft (25ft if no parking is allowed), for all fences to be of masonry content and to provide 15% landscaping. There is an existing chain link fence which does not comply with the Gateway Overlay District. The existing landscaping is dead and requires replacement.
TxDOT is acquiring additional right of way for the widening of FM 646. The acquisition will require the removal and relocation of the existing chain link fence and removal of one or more bays of the two easternmost existing buildings. It will also require relocation of the existing septic field and of the electric service pole.
To obtain a building permit for the required changes to the buildings, the property is required to be compliant with the Zoning Ordinance.
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 property to the east, south and west is vacant and undeveloped. FM 646 is the north boundary of the property. The property directly across FM 646 to the north is identified as the Centurion Palace Wedding Venue.
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 three types of storage to continue operating.
The Planning Board approved the proposed site plan on December 15, 2025, and recommended approval of the zoning change (3-0).
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 8 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.
The site is located within the Gateway Overlay District, which requires a setback of 40ft (25ft if no parking is allowed), for all fences to be of masonry content and to provide 15% landscaping. There is an existing chain link fence which does not comply with the Gateway Overlay District. The existing landscaping is dead and requires replacement.
TxDOT is acquiring additional right of way for the widening of FM 646. The acquisition will require the removal and relocation of the existing chain link fence and removal of one or more bays of the two easternmost existing buildings. It will also require relocation of the existing septic field and of the electric service pole.
To obtain a building permit for the required changes to the buildings, the property is required to be compliant with the Zoning Ordinance.
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 property to the east, south and west is vacant and undeveloped. FM 646 is the north boundary of the property. The property directly across FM 646 to the north is identified as the Centurion Palace Wedding Venue.
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 three types of storage to continue operating.
The Planning Board approved the proposed site plan on December 15, 2025, and recommended approval of the zoning change (3-0).
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 8 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 December 15, 2025 (5-0). The Zoning Commission held a public hearing and after 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 12.15.25