Galveston, TX — rezoning & P&Z cases
33 past case(s) tracked in Galveston (Galveston County). Want new cases in your inbox the moment they publish, days before the hearing? Start a free trial.
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22-024 — Golf Carts, Sales or Rental and Golf Carts, Service
This case proposes a Planned Unit Development amendment to allow golf cart sales/rental and service uses within 200 feet of residential properties, which currently violates Galveston's Land Development Regulations. Staff recommends denial due to incompatibility with nearby residential uses and city policy established in 2022 and 2024 to keep golf cart businesses away from residential areas.
R-2-HDDZ-6 — plat
This is a minor plat replat for a 67.763-acre vacant reserve tract in an established mixed-use development zone area that includes townhouse and resort/recreation uses. Staff recommends approval with standard conditions, including filing requirements by February 18, 2027, and conformance with lot size and development layout regulations. The proposed reserve lot meets all minimum Resort/Recreation zoning requirements with no objections from city departments or utilities.
R-1-HDDZ-6 — Reserve lot (preservation)
This is a replat of 40.238 acres at the Preserve at West Beach Section Two that consolidates the property into a single reserve lot while maintaining conformance with Traditional Neighborhood zoning lot requirements. The project has received approval from all City departments and utilities, and staff recommends approval subject to six standard conditions including timely plat filing by February 18, 2027, and required stormwater and engineering approvals.
SH-25-05 — Mixed-use complex with retail spaces, residential units, and various amenities
Royal Crown Enterprise is developing a 15-acre mixed-use complex on Seawall Boulevard consisting of retail, residential, and amenity spaces, with a comprehensive stormwater drainage system designed to manage 100-year storm events. The project includes an on-site detention pond (approximately 18,150 cubic yards) and discharge to the City's stormwater system via Stewart Road City ditch. All habitable spaces must be elevated above the 12-foot Base Flood Elevation per FEMA flood zone AE12 requirements.
ASW-5902 — Mixed-use development with residential condo tower, hotel, commercial, multifamily, amenity deck, and nature preserve area
This mixed-use development on FM3005 includes five buildings with residential, hotel, and commercial components. The project has generated FAA aeronautical study concerns due to proposed building height exceeding airport obstruction standards, requiring either a reduction to 145 feet AGL or 150 feet AGL with certified survey. Traffic impacts are minimal with recommendations for signalized access and intersection improvements on FM3005.
26-030 — Hotel (285 keys), Multi-Family Condominiums (180 units), Retail (80,000 sf), Multi-Family Apartments (500 units)
This Planned Unit Development creates a mixed-use waterfront project with a 150-foot tall hotel and residential tower alongside retail and apartment buildings through variances from standard zoning requirements including increased height limits, floor plate expansions, and multi-family use in an R-1 district. The project requires compliance with community benefit requirements for the HDDZ overlay and coordination with multiple city departments including airport operations, fire safety, and traffic management. Developers should note this case affects a significant downtown/waterfront redevelopment with phased construction beginning in 2028.
20-008 — Indoor golf cart sales, display, storage, service, inspection, and related customer support operations
The applicant requests approval of a Planned Unit Development to allow indoor golf cart sales and service operations within an existing 16,708 sq ft commercial building at 4002 Broadway, with approximately 3,000 sq ft occupied by the proposed use. All operations will occur indoors with no outdoor repair activities or storage, and the applicant commits to property maintenance, grass buffer preservation, and drainage cleanup to minimize impacts on adjacent residential properties to the north.
25-055 — Mixed-use development with multi-family apartments, hotel, and residential condominiums
This is an amendment to an existing Planned Unit Development overlay that increases development intensity on approximately 14.9 acres of unimproved land at Seawall Boulevard and Cove View Boulevard. Key changes include increased heights to 150 feet (11 floors instead of 8), increased FAR from 2.0 to 2.70, and permission for multi-family use in the R-1 portion. The development adds significant density, height, and mixed-use intensity to this waterfront-adjacent site with varied architectural flexibility.
BDCOG-26-0084 — other
This case involves GLO review comments on a beachfront construction certificate and dune protection permit for an unauthorized cargo lift installation more than 200 feet from the vegetation line. The applicant must obtain proper permits before future construction and faces potential enforcement action and penalties of $50–$2,000 per day for violations. Developers should note that any beachfront construction in this area requires advance certification and compliance with state dune protection statutes.
26-022 — Residential subdivision
This preliminary plat request proposes an 11.4-acre residential subdivision in R-1 zoning east and west of South Sonny Lane, which will require reconfiguring the existing street to connect to Stewart Road. The project includes proposed blocks and lot configurations that exceed some subdivision standards, including maximum block length and double-frontage lots, but staff recommends approval with conditions related to infrastructure, easements, open space maintenance, and design compliance.
BDCOG-26-0078 — Single-family residence with fibercrete driveway, fibercrete paving beneath structure, permeable paver sidewalk, septic system, grading activities, and drainage swales
The General Land Office reviewed a beachfront construction certificate and dune protection permit application for a single-family residence with associated site improvements in Galveston's Enhanced Construction Zone, where the area experiences significant erosion (5-6 feet per year). The applicant must comply with multiple conditions including dune enhancement/restoration requirements or pay a fee-in-lieu, fibrous reinforced concrete maintenance specifications, storm water management standards, and a $200 fibrous reinforced concrete maintenance fee. This case is relevant to coastal developers as it demonstrates strict state and local requirements for beachfront construction in erosion-prone areas.
26BF-028 — Single-family dwelling with fibercrete slab, driveway, perimeter fence with gates, septic system, and drainage swales
This is a request for a Beachfront Construction Certificate and Dune Protection Permit to construct a single-family dwelling with fibercrete slab, driveway, perimeter fence, septic system, and drainage swales on a lot in the Nottingham Campsites Subdivision. The property is located 36 feet from the North Toe of the Critical Dune Area and 196 feet from the Line of Vegetation, placing it within the Planning Commission's review area but landward of the Dune Protection Line. Staff recommends approval with conditions requiring compliance with Chapter 29 of the City of Galveston Code, Texas Administrative Code Title 31, and management of stormwater to avoid impacts on dunes and adjacent properties.
BDCOG-26-0086 — Installation of two public dune walkovers with dune vegetation compensation
This case involves a beachfront construction certificate and dune protection permit for installation of two dune walkovers with 64 square feet of dune vegetation compensation. The General Land Office has issued detailed comments requiring compliance with Texas dune protection standards, including specific height requirements, accessibility requirements, and mandatory mitigation measures. Developers should note the strict regulatory requirements for beachfront dune work in Galveston and potential enforcement penalties of $50-$2,000 per violation per day for non-compliance.
BDCOG-26-0031a — Future development (site preparation through dune and vegetation impacts)
This case involves a beachfront construction certificate and dune protection permit for large-scale site preparation affecting 3,221 cubic yards of dunes and approximately 93,000 square feet of dune vegetation. The applicant proposes on-site and off-site mitigation and compensation measures with specific timelines and performance standards monitored by the Texas General Land Office. Developers should note the stringent mitigation requirements, including a 1:1 ratio achievement within three years and continuous restoration efforts until dunes match or exceed pre-existing conditions.
BDCOG-26-0031 — Residential development with dune mitigation
This case involves a dune mitigation plan for a future residential development project in Galveston County. The plan includes creation of a 3,221 cubic yard mitigation dune to compensate for sand removal from existing dunes as part of development activities. Developers should review this case if they are interested in coastal property development or dune/environmental mitigation requirements in Galveston County.
24-0241 — Self-service paid surface parking facility for short-term and extended parking
This Planned Unit Development application proposes a self-service paid parking facility at 3615 83rd Street designed to serve nearby commercial uses and coastal activity. The facility will operate without on-site staff using a digital payment kiosk system and include underground detention, landscaping, and minimal operational impact. Developers should note this represents a commercial parking use in what appears to be a mixed-use development area near 83rd Street.
59-1000 — Office (law office)
This case involves a request to establish a Planned Unit Development (PUD) zoning on a historic 1908 Colonial Revival residence in the East End Historic District to convert the entire property from residential use to office use for a law firm. The proposal would eliminate residential use on this contributing historic property and introduce commercial activity (office use for approximately eight staff members) into a predominantly residential neighborhood, potentially impacting the character of the historic district.
BDCOG-26-0053 — Large-scale single-family residence with fibercrete paving and permeable crushed rock driveway
This case involves a beachfront construction certificate and dune protection permit for a large-scale single-family residence with cantilevered structure over the Dune Conservation Area. The applicant must comply with dune protection requirements, including a $200 fibrous reinforced concrete maintenance fee, driveway restrictions, and financial assurance for eventual demolition. Unpermitted damage to dunes or unauthorized seaward encroachment may result in enforcement action and penalties of $50-$2,000 per violation per day.
24-276 — site_plan
This case involves review and approval of a detailed site plan for a dune protection system within the Karankawa Subdivision. The project includes bulkhead construction, beach access points, and stormwater management infrastructure along the subdivision's waterfront. Developers should monitor this case if they have properties in or near Karankawa Subdivision, as the dune protection system may affect future development rights and shoreline access.
BDCOG-26-0026 — Permeable walkway and staircase construction
The applicant proposes to construct a permeable walkway and new staircase on a beachfront property within 200 feet of the vegetation line and adjacent to a Dune Conservation Area. The General Land Office review notes concerns regarding compliance with the City's dune protection plan, including documentation that the property owner has been mowing in a prohibited area. Any construction in this coastal area requires proper beachfront construction certificates and dune protection permits to avoid civil penalties.
BDCOG-26-0024 — Demolition of existing dune walkover and construction of new 4-foot-wide walkover extending to vegetation line with dune mitigation
This case involves a beachfront construction certificate and dune protection permit for demolishing an existing walkover and constructing a new 4-foot-wide dune walkover with associated dune mitigation efforts. The applicant must comply with extensive GLO requirements including dune vegetation restoration, sand placement, and ongoing maintenance for up to three years. This is a specialized coastal permitting matter that affects beachfront property access and dune restoration obligations.
BDCOG-26-0025 — Demolition of existing dune walkover and construction of new dune walkover (238 feet long, 4 feet wide, 4 feet height)
Applicant proposes to demolish an existing dune walkover and construct a new 238-foot walkover that will impact approximately 768 square feet of dune vegetation through post installation and a construction corridor. The project includes mitigation measures involving sand placement, dune vegetation restoration through watering and natural regrowth, and compensatory native vegetation planting if regrowth is insufficient within the required timeframe.
22-0112 — Dune walkover for beach access
This case involves approval of a 242-foot dune walkover with associated dune vegetation mitigation at a residential property on San Luis Pass Road. The project requires careful management of impacts to protected dune vegetation through construction practices, mitigation plantings, and long-term monitoring, with costs borne by the applicant.
21-0977 — Dune walkover structure
This case involves approval of a dune walkover structure (approximately 4'-7" x 242') at a San Luis Pass property. The project requires compliance with local municipality and GLO requirements, as well as applicable building codes (2012 IBC). The design includes specific structural specifications for posts, bracing, handrails, and ramps constructed from treated lumber.
24-0629 — other
This case involves design and engineering specifications for dune walkovers and ramps at Pointe West POA in Galveston. The project requires compliance with dune protection regulations, IBC code standards, and specific construction material and structural requirements including post spacing, deck construction, and ramp slopes. Developers working on coastal properties in Galveston should note the strict dune mitigation requirements and material specifications mandated for any walkover construction or repair.
25-0207 — Dune Walkover #2 construction - replacement and extension of existing walkover and ramp structures
Case 25-0207 involves site plan approval for construction of a dune walkover project at Pointe West in Galveston. The project includes demolition of existing stairs and proposed walkover extensions and ramp work. This is a development/construction project requiring site plan review, not a zoning change or variance.
25-068 — Single-family detached residential subdivision with 117 lots and various open space reserves
This is a final plat approval for Roseate Beach Section 1, a 117-lot single-family residential subdivision on property zoned Traditional Neighborhood with a PUD overlay. The development includes multiple reserves for beach access, wetlands, and future amenities, with the applicant seeking approval subject to compliance with beachfront construction permits and open space maintenance plans.
25-0428 — plat
This is a survey and replat of multiple lots in Pirates Beach Section One, involving properties at 14134 & 14142 Gambo Boulevard. The replat consolidates portions of existing lots in Block 4 of the subdivision and establishes new property lines based on survey work completed in June and August 2025.
25-0284 — Dune walkover structure with observation deck and ramp
This case involves design and construction plans for a dune walkover structure at Islander East HOA property. The project requires compliance with dune protection regulations, IBC building codes, and environmental mitigation measures. Developers should note the strict requirements for dune walkover construction, including spacing, materials, and restoration obligations.
BDCOG-25-0216 — other
The Rosenberg Library Association is requesting a Permanent License to Use city right-of-way to install electrical conduit and a protective ramp across an alley to provide emergency generator backup power to the library. The conduit will cross mid-alley with protection via concrete ramps and steel grating, maintaining minimum 5-foot pedestrian access. Staff recommends approval with conditions requiring site plan compliance, maintenance responsibility, and utility access protections.
15-061 — text_amendment
This text amendment establishes comprehensive regulations for mobile food vending and concessions in Galveston, defining where these uses are permitted by zoning district, operational standards, permit requirements, and fees. Developers should review these regulations if planning properties that may accommodate mobile food vendors or concession operations, particularly in commercial, resort/recreation, central business, or industrial districts.
R-1-HDDZ-5 — pd_amendment
This case involves a Planned Unit Development (PUD) request for Development Zone, Zone 5 in Galveston. Multiple city departments and utilities have reviewed the proposal with no objections, though some require conditions or additional applications. The Planning Commission has previously recommended approval of a similar request under Case 25P-030.
C03-23023 — Margaritaville Resort Cottages with dune walkovers/boardwalks
This case involves site plan approval and dune crossover design for a Margaritaville Resort Cottages project on East Beach Drive, a beachfront property encompassing approximately 30.5 acres. The project includes boardwalks and dune walkovers that must comply with dune protection setbacks and coastal environmental regulations. Developers interested in similar beachfront resort projects or those operating in this Galveston coastal area should monitor the approval conditions and design standards established by this case.
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