Title
Consider and take action on an ordinance approving a Rezoning Application, MAP-25-0009 (League City Parkway and Legacy Drive), a request to rezone approximately 7.982 acres from “RSF-7” (Residential Single-Family 7) to “CG” (General Commercial), generally located along the north side of West League City Parkway and west of Cones Lane (Director of Planning)
The Planning and Zoning Commission's motion to approve failed, 1-5-0, on February 12, 2026.
City Council postponed the item to the March 24, 2026, meeting, 7-1-0, on February 24, 2026.
Background:
Approval of this item will rezone approximately 7.982 acres from “RSF-7” (Residential Single-Family 7) to “CG” (General Commercial).
Project Timeline
August 10, 1999 - The property was initially zoned as “SDR” (Suburban Development District Residential).
August 30, 2005 - The property was zoned “RSF-7” (Residential Single-Family 7) as part of the City’s Zoning Map and Ordinance revisions of 2005.
November 6, 2025 - The applicant held a neighborhood meeting in League City. Two (2) property owners were in attendance.
December 2, 2025 - The applicant submitted a rezoning request to the Planning Department.
January 27, 2026 - City Council approved the property being annexed into the Galveston County Municipal Utility District No. 82 (MUD 82). MUD 82 is the municipal utility district serving the Legacy PUD development.
January 27, 2026 - Public hearing notices were mailed to the surrounding property owners, a public hearing sign was posted on the property, notice was published in the newspaper, and a notice was published on the city’s website.
February 12, 2026 - The Planning and Zoning Commission held a public hearing and failed to recommend approval.
February 24, 2026 - City Council held a public hearing and postponed the request on first reading.
March 24, 2026- City Council is scheduled to consider the postponed request.
Project Summary:
The subject property is proposed to be integrated with approximately 4.5 acres of existing commercial land, directly adjacent to the west, that is already part of the Legacy Planned Unit Development (PUD).The tract will adopt the Legacy PUD’s design guidelines, including architecture, roofing, signage, lighting, landscaping, and maintenance, ensuring visual and functional consistency with the surrounding community.
If the rezoning is approved, the development and use regulations for the “CG” zoning district would apply. A list of the permitted uses within the “CG” zoning district is in Attachment #7 of the Planning and Zoning Commission Staff Report.
The proposed zoning conforms to the Future Land Use Map in the 2035 Comprehensive Plan, which identifies the area as “Enhanced Auto Dominated Commercial (EADC). EADC focuses on convenience and access for customers and employees almost exclusively by automobile. The request also matches the overall land use and character of the surrounding area. The zoning is also consistent with the existing adjacent commercial zoning district along League City Parkway.
During the neighborhood meeting, property owners expressed concerns related to potential noise and light impacts, building appearance, building height, and the adequacy of screening between the subject tract and adjacent residential properties and Lake Friendswood. Residents also indicated a preference for less intensive, light commercial uses.
In response, the applicant discussed preserving existing trees along the eastern boundary to enhance buffering, noted that the development will be subject to applicable MUD 82 and Legacy PUD requirements, and stated an intent to design the project to be compatible with surrounding residential and lake/park areas in order to preserve aesthetics and minimize impacts.
On February 12, 2026, the Planning and Zoning Commission held a public hearing. Three people spoke in opposition of the request. Concerns were raised about potential uses that could occupy the property, removal of existing tree vegetation, and light and noise impacts. The Planning and Zoning Commission failed to recommend approval, 1-5-0.
On February 24, 2026, City Council held a public hearing. Seven people spoke during the public hearing. Concerns were raised about potential uses that could occupy the property, removal of existing tree vegetation, and light and noise impacts. City Council postponed the item to the March 24, 2026, meeting to give the applicants an opportunity to meet with residents and determine how to mitigate some of the concerns.
The applicants held a neighborhood meeting with concerned residents on March 9, 2026. The applicant indicated that there were several concerns raised, similar to those at council, including loss of existing vegetation, noise impacts, undesirable smells, traffic, stormwater, light pollution, and unsightly buildings. The applicant has indicated a buffer will be provided along the eastern property line adjacent to the single-family properties and more intense uses will be located away from the single-family homes. The applicant is proposing to record CCRs that run with the land to help alleviate some of the citizens’ concerns. Listed below are the citizens’ concerns and how the applicant intends on addressing those concerns.
The applicant has agreed to record the CCRs with these requirements before the second reading on April 14, 2026. A conceptual site plan addressing many of the concerns is attached to this data sheet, although the rezoning would not require the site to be developed in this specific configuration.
Loss of Existing Tree Buffer - The applicant proposes to adopt CCRs that will require a 20-foot-wide strip of existing trees to be left in place along the eastern property line, adjacent to the Westwood Subdivision. This buffer would not otherwise be required under current development standards. The existing 65 foot right of way will also remain undisturbed, resulting in approximately 85 feet between the rear of the single-family lots and any disturbed area on the site. The applicant also intends to preserve as much of the existing vegetation as possible on the northern property line, although this will not be codified in the CCRs.
Noise from Development - Uses that could generate more noise (childcare, quick service restaurants) will not be permitted on the eastern site of the development. The applicant is proposing CCRs that will limit these uses on the eastern portion of the property.
Undesirable Smells - Quick service restaurants will be located away from the single-family uses. In addition, dumpsters will be screened from view with a masonry wall matching the character of the buildings, which should help contain any smell.
Traffic - While any use will generate more traffic than today, the City will require traffic analysis indicating that the proposed uses on-site are appropriate for the road configuration, or if additional off-site improvements are needed. Based on the proposed uses, it is likely that a deceleration lane will be required along the entrance, as well as internal stacking to minimize impacts to League City Parkway. These determinations will be made based on the specific uses occupying the site at the time of development.
Light Pollution - City regulations require full cutoff lighting fixtures, and no light trespass is permitted onto residential lots.
Unsightly Buildings - Hillwood will incorporate the site into its existing CCR framework, which includes architectural standards subject to review and approval by Hillwood and the Property Owners Association. In addition, the City will require recorded CCRs establishing minimum building material standards prior to recordation of a plat for the property.
Inappropriate Uses - The property will be annexed into the Legacy CCRs which will limit the potential uses that are allowed on-site. This would further limit the uses that would be allowed on the site beyond what the “CG” District allows. The following uses would be prohibited, which would otherwise be allowed either by-right or with a Special Use Permit in the “CG” District: Pawn Shops, Used Automobile Sales, Drive-in Movie Theaters, Parking Facilities, Temporary Structures, Boat and RV Sales and Service, Laundromat, Thrift Stores, Flea Market, Bar, Club, Dance Hall, Liquor/Beer Stores, Video or Pinball Arcade, Bait Shop, Cemeteries, Outdoor Kennels, Light Vehicle Servies, or Tire Sales or Installation.
Attachments:
1. Proposed Ordinance
2. Exhibit A - Zoning Map
3. Exhibit B - Survey
4. Neighborhood Meeting Notes
5. Conceptual Site Plan
CONTRACT ORIGINATION:
Planning Department
Applicant: Clay Buhler of Blackline Engineering
Owner: CR 58 Pomona Investments, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)