Zoning › Texas › Galveston County › League City

League City, TX Zoning

17 districts. 11 overlays.

Overview

Worth knowing
  • Operative UDC numbering is 'Sec. 3.X' not '§125-XX'. The current city-hosted UDC PDFs (last updated April 2026 for Article 3) use Article-based numbering: 'Sec. 3.3 Residential Single-Family Districts', 'Table 3.3.2', 'Sec. 3.11 CRC', etc. The legacy elaws.us mirror exposes the older '§125-70' / '§125-71' style numbering. Both refer to the same provisions; this profile cites the city's authoritative Sec. 3.X numbering. The '125' refers to Chapter 125 of the Code of Ordinances.
  • RSF roster is RSF-2/5/7/10/20 — there is NO RSF-15. Five RSF districts exist per UDC Sec. 3.3.1: RSF-2 (2,000 sf), RSF-5, RSF-7, RSF-10, RSF-20 (20,000 sf). Numeric suffix encodes minimum lot area in thousands of sf. Prior v1/v2 profile fabricated 'RSF-15'; that district does not exist in the UDC. RSF-2 is the small-lot/zero-lot-line district missing from prior profile.
  • RSF-2 permits zero-lot-line, duplexes, and townhouses by right at 2,000 sf min lot. RSF-2 (Sec. 3.3.1.e) allows zero-lot-line single-family AND duplexes AND townhouses (with 20-ft min lot width for townhouses). 10 ft min separation between dwellings on opposite side yards. This is unusually permissive missing-middle zoning by Texas suburban standards — RSF-2 is effectively a missing-middle district at SF-2 lot scale.

+ 12 more in Quirks & notes

Districts

res_sf 5mu 3res_mf 2retail 2warehouse 2office 1civic 1open_space 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RSF-2Residential Single-Family 2 (high-density small-lot)res_sf2,000 sf[4]42 ft[5]50[6]—21.8[7]4[8]20[1] / 5[2] / 10[3]
RSF-5Residential Single-Family 5 (medium density)res_sf5,000 sf[12]42 ft[13]55[14]—8.7[15]4[16]20[9] / 5[10] / 10[11]
RSF-7Residential Single-Family 7 (medium density)res_sf7,000 sf[20]42 ft[21]55[22]—6.2[23]4[24]25[17] / 5[18] / 10[19]
RSF-10Residential Single-Family 10 (low density suburban)res_sf10,000 sf[28]42 ft[29]55[30]—4.3[31]4[32]25[25] / 15[26] / 25[27]
RSF-20Residential Single-Family 20 (very-low-density large-lot)res_sf20,000 sf[36]42 ft[37]55[38]—2.2[39]4[40]30[33] / 20[34] / 30[35]
RMF-2Residential Multi-Family 2 (medium density)res_mf—42 ft[42]50[43]—22[44]1 sp/1 BR or studio; 2 sp/2+ BR; 0.3 guest sp/unit[45]20[41] / — / —
RMF-1.2Residential Multi-Family 1.2 (high density apartments)res_mf—48 ft[47]60[48]—36[49]1 sp/1 BR or studio; 2 sp/2+ BR; 0.3 guest sp/unit[50]25[46] / — / —
CNNeighborhood Commercialretail5,000 sf[52]30 ft[53]90[54]——4[55]0[51] / — / —
CGGeneral Commercialretail10,000 sf[57]125 ft[58]85[59]——4[60]20[56] / — / —
COCommercial Officeoffice10,000 sf[62]60 ft[63]80[64]——4[65]20[61] / — / —
CMCommercial Mixed Usemu25,000 sf[67]125 ft[68]80[69]——4[70]0[66] / — / —
ILLimited Industrialwarehouse25,000 sf[72]125 ft[73]80[74]———20[71] / — / —
IGGeneral Industrialwarehouse25,000 sf[76]125 ft[77]80[78]———20[75] / — / —
PSPublic and Semi-Publiccivic5,000 sf[80]80 ft[81]80[82]———20[79] / — / —
OSOpen Spaceopen_space—35 ft[86]10[87]———20[83] / 10[84] / 20[85]
OTOlde Townemu2,500 sf[91]—[92]90[93]——1 sp/350 sf nonres, first 2,000 sf exempt; 1.3 sp/unit residential[94]0[88] / —[89] / —[90]
OTTOlde Towne Transitionmu3,750 sf[97]—[98]85[99]——1 sp/350 sf nonres; 1.3 sp/unit residential[100]0[95] / —[96] / —

Confidence: confirmed partial under review not found

Overlays

PUD
Planned Unit Development Overlay District
planned_unit_development
c§3.10
CRC
Commercial Revitalization Overlay District
corridor
c§3.11
HCD
Historic Overlay District (Historic District)
historic
c§3.12
FLOOD_CH50
Floodplain (Chapter 50 Floods) — cross-cutting, NOT a UDC overlay
floodplain
Chapter 50 Floods, c§50.35; documented separately because the UDC itself does NOT contain a 'Coastal Hazard' or floodplain overlay zoning district per UDC Sec. 3.2.2 (only PUD, CRC, HCD).
BAC
Bay Area Boulevard Corridor Overlay
corridor
NASA
NASA Parkway / Johnson Space Center Impact Zone Overlay
corridor
CRC_RIPARIAN
Clear Creek / Riparian Environmental Overlay (legacy fabrication)
environmental
DOWNTOWN
Downtown / CBD Overlay (subsumed by Olde Towne districts)
downtown_cbd
TOD
Transit-Oriented Development overlay
transit_oriented
AH_BONUS
Affordable Housing Density Bonus
affordable_housing
AICUZ
Military AICUZ / Part 77 Airport Overlay
airport_airspace

State preemptions

Non-applicable laws (2)
not_applicable
Qualifying condition
League City population ~115,000 (2025 Census estimate) FAILS the city-population threshold of ≥150,000 required by Texas SB 840. Galveston County population ~350,000 (2025) PASSES the ≥300,000 county gate, but the conjunctive AND predicate fails on the city prong. Inputs: city.population=115000, county.population=350000. Thresholds: city≥150000 AND county≥300000 — city gate fails.
applicable
Qualifying condition
Texas SB 15 applies statewide to qualifying small lots (≤4,000 sf) with no city-population threshold. League City's RSF-2 base district allows lots down to 2,000 sf and is intrinsically aligned with SB 15 small-lot deregulation. Inputs: parcel.lot_area_sf≤4000 (trigger condition), effective_date=2025-09-01.

Adopted building codes

Home rule; major cities on 2024 IBC

IBC
2012 (state min)
IRC
2021
NEC
2023
IFC
Local adoption
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
adoptionLeague City UDC adoption ordinance (Council action 2020-09-30)
last supplementUDC Article 3 PDF footer: 'Last Updated: April 6, 2026'
amendmentLeague City P&Z Staff Report — UDC Amendments (2024-09-09 meeting)

Quirks & notes

  • Operative UDC numbering is 'Sec. 3.X' not '§125-XX'. The current city-hosted UDC PDFs (last updated April 2026 for Article 3) use Article-based numbering: 'Sec. 3.3 Residential Single-Family Districts', 'Table 3.3.2', 'Sec. 3.11 CRC', etc. The legacy elaws.us mirror exposes the older '§125-70' / '§125-71' style numbering. Both refer to the same provisions; this profile cites the city's authoritative Sec. 3.X numbering. The '125' refers to Chapter 125 of the Code of Ordinances.
  • RSF roster is RSF-2/5/7/10/20 — there is NO RSF-15. Five RSF districts exist per UDC Sec. 3.3.1: RSF-2 (2,000 sf), RSF-5, RSF-7, RSF-10, RSF-20 (20,000 sf). Numeric suffix encodes minimum lot area in thousands of sf. Prior v1/v2 profile fabricated 'RSF-15'; that district does not exist in the UDC. RSF-2 is the small-lot/zero-lot-line district missing from prior profile.
  • RSF-2 permits zero-lot-line, duplexes, and townhouses by right at 2,000 sf min lot. RSF-2 (Sec. 3.3.1.e) allows zero-lot-line single-family AND duplexes AND townhouses (with 20-ft min lot width for townhouses). 10 ft min separation between dwellings on opposite side yards. This is unusually permissive missing-middle zoning by Texas suburban standards — RSF-2 is effectively a missing-middle district at SF-2 lot scale.
  • Two RMF districts: RMF-2 (22 du/ac) and RMF-1.2 (36 du/ac). Multi-family is split between RMF-2 (medium density, 22 du/ac, min unit 850 sf) and RMF-1.2 (high density, 36 du/ac, min unit 650 sf). Prior profile collapsed both into a single 'RMF' at 15 du/ac — actual capacity is significantly higher and wrap-design with central parking garage is mandatory (Sec. 3.4.3).
  • Single-family parking ratio is 4 spaces/unit (not 2). Table 4.19.4 prescribes 4 spaces/unit (may be tandem) for single-family detached, townhouse, and duplex. This is materially higher than prior profile's '2 spaces/du' assumption and matches the suburban-Texas auto-oriented model: 2-car garage + 2 driveway/tandem.
  • UDC has exactly THREE overlays — PUD, CRC, HCD. UDC Sec. 3.2.2 Table 3.2.2 enumerates Planned Unit Development (PUD), Commercial Revitalization (CRC), and Historic Overlay District (HCD). No 'Coastal Hazard', 'Bay Area Boulevard', 'NASA Parkway', or 'Clear Creek Riparian' overlays exist in the UDC. Floodplain regulation lives in Chapter 50 Floods — a separate chapter, not a UDC overlay.
  • 'CRC' overlay = Commercial Revitalization on FM 518 (Main Street), NOT Clear Creek Riparian. CRC = Commercial Revitalization Conservation Overlay District per Sec. 3.11.1, applying to commercial development on FM 518 between Pecan Drive and FM 270, EXCLUDING Olde Towne. Build-to lines, max 45 ft height, 50% min build-to, 25% facade articulation, FM 518 Corridor Access Management Plan governs driveways. Prior profile catastrophically misinterpreted CRC as 'Clear Creek Riparian' — this was a fabricated overlay.
  • HCD nonresidential defaults to Olde Towne (OT) dimensional regs. HCD Sec. 3.12.8.a: nonresidential properties in the Historic District follow OT dimensional standards (build-to, 90% impervious cap, etc.). Residential properties follow the separately-adopted Historic District Design Guidelines (Sec. 3.12.8.b/f). Sidewalks NOT required on residentially-zoned properties in Historic District.
  • Floodplain (24-inch freeboard) is in Chapter 50, NOT the UDC. The UDC Chapter 125 contains zoning. Floodplain regulation is in a separate chapter — Chapter 50 Floods (Section 50.35 governs Highest Adjacent Grade). Effective Oct 1, 2018: lowest floor must be elevated min 24 inches above max(BFE, crown of nearest street, highest adjacent grade), and min 3 inches above 500-year flood. Applies in unshaded X zones too. Cross-cutting regulation that often binds before zoning does on coastal parcels.
  • Newly-annexed land is RSF-7 by default. UDC Sec. 3.2.5: 'Any new addition and annexation of land to the City of League City shall be zoned RSF-7 unless otherwise classified by the Planning and Zoning Commission and City Council at the time of annexation.' Functionally a default-density floor across the unincorporated/annexed periphery.
  • PS district has tiered max height by residential proximity. Public/Semi-Public (PS) Sec. 3.7.2 Table 3.7.2: max height 42 ft within 0-50 ft of residential zone, 55 ft 51-75 ft from residential, 81 ft >75 ft from residential. Effectively a contextual height envelope around schools/hospitals/civic uses adjacent to neighborhoods.
  • RMF setbacks scale with story count. RMF-2 and RMF-1.2 side and rear setbacks step up with stories (Sec. 3.4.2 Table 3.4.2): side 15/20/30 ft for 1/2/3+ stories; rear varies similarly. Story-count step-up is a formal stepback rule — not a height envelope but a discrete setback ladder.
  • Olde Towne uses build-to, not setback, plus 70%/50% min building frontage. OT/OTT Sec. 3.9.4 use 0 ft min front setback with max-15-ft (OT) or max-20-ft (OTT) build-to; minimum building frontage = 70% (OT) / 50% (OTT) of lot width. This is a form-based regime within an otherwise Euclidean code. OT requires 12-ft ground floor and 9-ft upper floor minimum clearances.
  • SB 840 does not preempt League City. League City population (~115K) is below the 150K threshold. Texas SB 840 multifamily-by-right on commercial/office/retail/warehouse/MU parcels does NOT apply. City retains full MF approval authority. Flag: if population crosses 150K in future, SB 840 height floor may intersect Ellington Field FAA Part 77 surfaces.
  • Coastal storm-surge / SLR context is real but regulated outside the UDC. League City sits on Clear Lake / Clear Creek with hurricane storm-surge exposure. The binding regulation for coastal/floodplain risk is Chapter 50 Floods (24-inch freeboard) + FEMA-NFIP federal overlay — NOT a UDC zoning overlay. Prior profile fabricated a 'Coastal Hazard Overlay' inside the UDC; that does not exist.

Formulas

Definitions

height
Grade to highest point of structure, excluding rooftop antenna and minor appurtenances.
lot_coverage
Building footprint / lot area; principal + accessory.
far
Gross floor area / lot area (UDC does not use FAR; bulk governed by lot coverage / impervious surface + setbacks + height).
du_ac
Dwelling units per gross acre.
impervious_cover
All impervious surfaces / lot area (per UDC Sec. 5.7).
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Per UDC Table 4.19.4: spaces per dwelling unit (residential) or spaces per square foot of GFA (commercial).

Capacity calculations

max_footprint_sf
lot_area_sf * impervious_cover (proxy; UDC uses impervious surface coverage rather than building-footprint-only coverage)
max_gfa_sf
lot_area_sf * impervious_cover * (max_height_ft / 10)
max_units_from_density
lot_area_sf * du_ac / 43560 (RMF only)
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
parking_required
units * parking
max_stories_approx
max_height_ft / 10

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://www.leaguecitytx.gov/DocumentCenter/View/3230/UDC---Article-3-Zoning-Reguations
Secondary sources
Citations
  1. [1] §3.3.2 Table 3.3.2
  2. [2] §3.3.2 Table 3.3.2 (zero-lot-line and townhouse/duplex permitted; 15 ft applies to townhouses/duplexes; 10 ft min unit separation on opposite side)
  3. [3] §3.3.2 Table 3.3.2 (15 ft for townhouses/duplexes; 6 ft for accessory when rear lot abuts alley)
  4. [4] §3.3.2 Table 3.3.2
  5. [5] §3.3.2 Table 3.3.2
  6. [6] c§3.3.2 Table 3.3.2 (max impervious surface 50% — RSF-2 explicit value; other RSF districts use plat hydrologic & hydraulic report, capped at 55% if no report)
  7. [7] Derived from 2,000 sf min lot per c§3.3.2 (43,560/2,000 ≈ 21.8 du/ac gross)
  8. [8] §4.19.4 Table 4.19.4 (Single Family / Townhouse / Duplex = 4 spaces/unit, may be tandem)
  9. [9] §3.3.2 Table 3.3.2 (cul-de-sac / knuckle: 20 ft)
  10. [10] §3.3.2 Table 3.3.2
  11. [11] §3.3.2 Table 3.3.2 (rear alley: 6 ft for accessory garage)
  12. [12] §3.3.2 Table 3.3.2
  13. [13] §3.3.2 Table 3.3.2
  14. [14] c§3.3.2 Table 3.3.2 — max impervious per plat hydrologic & hydraulic report; capped at 55% if no report
  15. [15] Derived from 5,000 sf min lot per c§3.3.2 (43,560/5,000 ≈ 8.7 du/ac gross)
  16. [16] §4.19.4
  17. [17] §3.3.2 Table 3.3.2 (cul-de-sac / knuckle: 20 ft)
  18. [18] §3.3.2 Table 3.3.2
  19. [19] §3.3.2 Table 3.3.2 (rear alley: 6 ft for accessory garage)
  20. [20] §3.3.2 Table 3.3.2
  21. [21] §3.3.2 Table 3.3.2
  22. [22] c§3.3.2 Table 3.3.2 — per plat hydrologic & hydraulic report; capped at 55% if no report
  23. [23] Derived from 7,000 sf min lot per c§3.3.2 (43,560/7,000 ≈ 6.2 du/ac gross)
  24. [24] §4.19.4
  25. [25] §3.3.2 Table 3.3.2
  26. [26] §3.3.2 Table 3.3.2
  27. [27] §3.3.2 Table 3.3.2
  28. [28] §3.3.2 Table 3.3.2
  29. [29] §3.3.2 Table 3.3.2
  30. [30] c§3.3.2 Table 3.3.2 — per plat hydrologic & hydraulic report; capped at 55% if no report
  31. [31] Derived from 10,000 sf min lot per c§3.3.2
  32. [32] §4.19.4
  33. [33] §3.3.2 Table 3.3.2
  34. [34] §3.3.2 Table 3.3.2
  35. [35] §3.3.2 Table 3.3.2
  36. [36] §3.3.2 Table 3.3.2
  37. [37] §3.3.2 Table 3.3.2
  38. [38] c§3.3.2 Table 3.3.2 — per plat hydrologic & hydraulic report; capped at 55% if no report
  39. [39] Derived from 20,000 sf min lot per c§3.3.2
  40. [40] §4.19.4
  41. [41] §3.4.2 Table 3.4.2 (duplex/townhouse: 20 ft)
  42. [42] §3.4.2 Table 3.4.2
  43. [43] §3.4.2 Table 3.4.2 (max impervious surface 50%)
  44. [44] §3.4.1.a + c§3.4.2 Table 3.4.2
  45. [45] §4.19.4 Table 4.19.4
  46. [46] §3.4.2 Table 3.4.2 (duplex/townhouse: 20 ft)
  47. [47] §3.4.2 Table 3.4.2
  48. [48] §3.4.2 Table 3.4.2
  49. [49] §3.4.1.b + c§3.4.2 Table 3.4.2
  50. [50] §4.19.4 Table 4.19.4
  51. [51] §3.5.2 Table 3.5.2 ('--' = no minimum; build-to scheme via c§3.5.3)
  52. [52] §3.5.2 Table 3.5.2
  53. [53] §3.5.2 Table 3.5.2
  54. [54] §3.5.2 Table 3.5.2 (max impervious 90%)
  55. [55] §4.19.4 Table 4.19.4 (Offices/Retail = 1 sp/250 sf = 4/1000 sf)
  56. [56] §3.5.2 Table 3.5.2
  57. [57] §3.5.2 Table 3.5.2
  58. [58] §3.5.2 Table 3.5.2
  59. [59] §3.5.2 Table 3.5.2
  60. [60] §4.19.4 Table 4.19.4
  61. [61] §3.5.2 Table 3.5.2
  62. [62] §3.5.2 Table 3.5.2
  63. [63] §3.5.2 Table 3.5.2
  64. [64] §3.5.2 Table 3.5.2
  65. [65] §4.19.4 Table 4.19.4 (Offices = 1 sp/250 sf)
  66. [66] §3.5.2 Table 3.5.2 ('--' = no minimum)
  67. [67] §3.5.2 Table 3.5.2
  68. [68] §3.5.2 Table 3.5.2
  69. [69] §3.5.2 Table 3.5.2
  70. [70] §4.19.4 Table 4.19.4 (mix of commercial uses; MF residential at 1-2 sp/unit + 0.3 guest)
  71. [71] §3.6.2 Table 3.6.2
  72. [72] §3.6.2 Table 3.6.2
  73. [73] §3.6.2 Table 3.6.2
  74. [74] §3.6.2 Table 3.6.2
  75. [75] §3.6.2 Table 3.6.2
  76. [76] §3.6.2 Table 3.6.2
  77. [77] §3.6.2 Table 3.6.2
  78. [78] §3.6.2 Table 3.6.2
  79. [79] §3.7.2 Table 3.7.2
  80. [80] §3.7.2 Table 3.7.2
  81. [81] §3.7.2 Table 3.7.2 (tiered to residential proximity: 42 ft within 0-50 ft of residential, 55 ft 51-75 ft, 81 ft >75 ft)
  82. [82] §3.7.2 Table 3.7.2
  83. [83] §3.8.2 Table 3.8.2
  84. [84] §3.8.2 Table 3.8.2
  85. [85] §3.8.2 Table 3.8.2
  86. [86] §3.8.2 Table 3.8.2
  87. [87] §3.8.2 Table 3.8.2 (max impervious 10%)
  88. [88] §3.9.4 Table 3.9.4 (max front setback 15 ft — build-to regime)
  89. [89] c§3.9.4 — '--' (no minimum side setback)
  90. [90] c§3.9.4 — '--' (no minimum rear setback in OT)
  91. [91] §3.9.4 Table 3.9.4
  92. [92] c§3.9.4 — see Building Heights Map (varies 2-3 stories within Olde Towne)
  93. [93] §3.9.4 Table 3.9.4
  94. [94] §3.9.X Off-Street Parking (n) — Nonresidential 1 sp/350 sf; Residential 1.3 sp/unit; shared parking permitted within 1,200 ft
  95. [95] §3.9.4 Table 3.9.4 (max front setback 20 ft)
  96. [96] c§3.9.4 — '--' (no minimum side setback)
  97. [97] §3.9.4 Table 3.9.4
  98. [98] c§3.9.4 — see Building Heights Map
  99. [99] §3.9.4 Table 3.9.4
  100. [100] §3.9.X Off-Street Parking

Research status

Publication gates

primary url presentpassedhttps://www.leaguecitytx.gov/DocumentCenter/View/3230/UDC---Article-3-Zoning-Reguations (city-hosted authoritative PDF, Last Updated 2026-04-06)
no aggregator citedpassedAll citations are to city-hosted UDC PDFs, the Municode primary URL (referenced not parsed), or elaws.us mirror (referenced not parsed). No zoneomics/steadily/siteplanguide/propwire/unzoned/zonara/sitedesignguide refs.
confidence tags full formpassedAll 16 district dimensional fields use {v, c} short-form citations to specific UDC sections (Sec. 3.3.2, Sec. 3.4.2, Sec. 3.5.2, Sec. 3.6.2, Sec. 3.7.2, Sec. 3.8.2, Sec. 3.9.4, Sec. 3.11.4) or expanded {v, status, citation} where confirmation is derived. Code-type, naming-convention, code-dates all confirmed with citations. Overlay parameters cite ordinance table cells.
overlays have parameters trigger confidencepassedThree confirmed UDC overlays (PUD, CRC, HCD) each with status, citation, geographic_trigger, and non-empty parameter array — all parameters confirmed against UDC tables. Floodplain documented as cross-cutting Chapter-50 regulation (not UDC overlay) with 24-inch freeboard confirmed. Six not_found overlays each have search_performed narrative explaining why.
preempt section city specificpassed2 Texas state laws evaluated with city-specific qualifying_condition_checked (SB 840 not_applicable with numeric city-pop 115000 < 150000 gate; SB 15 applicable with ≤4,000 sf lot trigger interlocking with RSF-2's 2,000 sf min). Federal Part 77 conflict flag documented for SB 840 height-floor / Ellington proximity.

Data quality

99%completeness236 confirmed2 partial6 not found
Documented gaps
  • RMF minimum lot area not specified in Table 3.4.2 (lot regulated via lot width + density cap)
  • OS minimum lot area not specified in Table 3.8.2
  • Industrial parking ratios are use-specific (per Table 4.19.4) — base district summary value not applicable
  • Olde Towne max height varies per Building Heights Map (graphical reference only)
  • FAR not used anywhere in the UDC — bulk governed by impervious surface coverage + height + setbacks instead

Known issues

status:shippedpriority:mediumcohort:phaseB-coastal-txdata:high-confidence-from-city-pdf

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