Title
Hold a public hearing on a request to rezone approximately 0.298 acres from “RSF-5" (Residential Single-Family 5) to “IL” (Limited Industrial), MAP-25-0005 (2904 Hill Avenue), generally located along the west side of Hill Avenue, south of East Strawberry Street and north of Farm to Market Road 646 (FM 646) (Director of Planning)
Background:
A public hearing is required to consider the proposed rezoning request.
Project Timeline
August 10, 1999 - The property was initially zoned as “CO” Office & Professional Commercial.
August 30, 2005 - The property was zoned “RSF-5” (Residential Single-Family 5) as part of the City’s Zoning Map and Ordinance revisions of 2005.
March 24, 2025 - Neighborhood Services initiated a code enforcement case on the property. Identified violations included development and use of structures not in compliance with zoning regulations, the presence of a non-compliant accessory structure (shipping container), and operation of a business without an approved registration.
April 15, 2025 - In response to the violations, a pre-development meeting was held between the property owner and Development Services to review applicable City regulations and discuss available options to achieve compliance.
May 6, 2025 - The applicant held a neighborhood meeting in League City. The sign-in sheet indicates no one attended the meeting.
June 12, 2025 - The applicant submitted a rezoning application to the Planning Department.
April 3, 2026 - Public hearing notices were mailed to the surrounding property owners, a public hearing sign was posted on the property, a notice was posted on the City’s website and published in the newspaper.
April 23, 2026 - The Planning & Zoning Commission held a public hearing and recommended approval of the request.
May 12, 2026 - City Council is scheduled to conduct a public hearing and consider the request on first reading.
June 9, 2026 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
A public hearing is being held to rezone approximately 0.298 acres from “RSF-5” (Residential Single-Family 5) to “IL” (Limited Industrial). The applicant intends to develop the property as a contractor’s storage yard for a construction company.
The request originates from a Neighborhood Services case after development occurred on the site without required permits and in violation of the Unified Development Code (UDC).
The applicant owns three contiguous parcels within the same 12 lot block, specifically Lots 4, 10, and 11. Lots 10 and 11, which are the subject of this request, front Hill Avenue. Lot 4 fronts Alaska Avenue, which is an unopened right of way, and is already zoned “IL”. Approval of this request would result in all parcels under the applicant’s ownership being consistently zoned “IL”.
Within the block, only three parcels located in the northeast corner remain zoned “RSF-5” while the remainder are zoned “IL”. At staff’s recommendation, the applicant attempted to contact the owner of the adjacent undeveloped “RSF-5” property to explore a joint rezoning request. However, consent was not obtained.
The “IL” zoning district is intended to accommodate limited impact industrial uses. The proposed rezoning is consistent with the Future Land Use Map in the 2035 Comprehensive Plan, which designates the area as “SC” (Suburban Commercial), an area intended for a mix of commercial, office, and light industrial uses.
Regardless of the outcome of the rezoning request, the property will be required to address existing code violations. City Council action will determine the extent of required modifications to bring the site into compliance, particularly in relation to improvements already completed. At a minimum, the site must be fully screened from the public right of way and adjacent properties.
On April 23, 2026, the Planning and Zoning Commission conducted a public hearing where three people spoke. Two residents spoke in opposition to the request, citing concerns with the existing conditions of the site. The applicant/owner also spoke in support of the request. The Planning and Zoning Commission recommended approval of the request by a vote of 4-1-0.
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the April 23, 2026, P&Z Commission Meeting
CONTRACT ORIGINATION:
Planning Department
Applicant/Owner: Raimundo Herrara of LC’s Construction
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} Addresses Strategic Planning Critical Success Factor #8 (Quality-Built Environment)