On the agenda: Seabrook Special Joint Meeting City Council and Planning & Zoning Commission — Data center (Oct 6)
Past ⚠ Agenda Watch Seabrook, Texas · Tuesday, October 6, 2026 — 3 weeks ago
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SEABROOK CITY COUNCIL
NOTICE OF SPECIAL JOINT CITY COUNCIL AND PLANNING & ZONING
COMMISSION MEETING
TUESDAY, OCTOBER 6, 2026 - 5:00 PM
For city information visit www.seabrooktx.gov
For agendas visit www.seabrooktx.gov/agendas
NOTICE IS HEREBY GIVEN THAT THE SEABROOK CITY COUNCIL WILL MEET ON
TUESDAY, OCTOBER 6, 2026 AT 5:00 PM IN THE CITY HALL CITY COUNCIL CHAMBERS,
1700 1ST STREET, SEABROOK, TEXAS, TO DISCUSS, CONSIDER, AND IF
APPROPRIATE, TAKE ACTION WITH RESPECT TO THE ITEMS LISTED BELOW.
1. PUBLIC COMMENTS AND ANNOUNCEMENTS
At this time we would like to listen to any member of the audience on any subject
matter, whether or not that item is on the agenda. All comments are limited to a
maximum of four minutes for each speaker, shall be limited to City business or Cityrelated business or matters of general public interest, and shall not include any
personal attacks or abusive language. Any disruptive or abusive behavior will result in
the removal of the speaker from the Council chamber.
All public remarks shall be addressed to the Chair. Comments shall not be directed
toward individual Councilmembers, City staff, or other members of the public.
In accordance with the Texas Open Meetings Act, members may not discuss or take
action on any item that has not been posted on the agenda. When your name is
called, please come to the podium and state your name and address clearly into the
microphone before making your comments. Thank you.
REGISTER ONLINE TO SPEAK IN PERSON DURING PUBLIC COMMENTS:
www.seabrooktx.gov/publiccomment
2. NEW BUSINESS
2.1 City Council and the Planning and Zoning Commission to receive a presentation
from Freese and Nichols, Inc. regarding the City of Seabrook Zoning Ordinance
Update, including the Diagnostic Report, Community Open House Meeting Summary,
and Online Engagement Summary, and to discuss the findings and recommendations
presented therein. Sean Landis, Deputy City Manager | Planning and Zoning
Director
3. ADJOURN MEETING
THE CITY COUNCIL RESERVES THE RIGHT TO HEAR ANY OF THE ABOVE DESCRIBED
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AGENDA ITEMS THAT QUALIFY FOR AN EXECUTIVE SESSION IN AN EXECUTIVE
SESSION BY PUBLICLY ANNOUNCING THE APPLICABLE SECTION NUMBER OF THE
OPEN MEETINGS ACT, (CHAPTER 551 OF THE TEXAS GOVERNMENT CODE) THAT
JUSTIFIES EXECUTIVE SESSION TREATMENT.
THIS FACILITY IS WHEELCHAIR ACCESSIBLE AND ACCESSIBLE PARKING SPACES ARE
AVAILABLE. REQUESTS FOR OTHER ACCOMMODATIONS OR INTERPRETIVE
SERVICES, MUST BE MADE, 48 HOURS PRIOR TO THIS MEETING. PLEASE CONTACT
THE CITY SECRETARY'S OFFICE AT (281) 291-5663 OR [email protected]
FOR FURTHER INFORMATION.
I certify that this notice was posted on the bulletin board on or before Wednesday, September
30, 2026, no later than 5:00 p.m. and that this notice will remain posted until the meeting has
ended.
Rachel Lewis, TRMC
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City of Seabrook
Zoning Ordinance Update
Diagnostic Report
September 2026
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Table of Contents
Introduction...................................................................................................................... 3
Purpose of Diagnostic Report ....................................................................................................3
Development of this Report ......................................................................................................3
Key Themes for the Zoning Ordinance Update ............................................................................4
Public Input ...................................................................................................................... 5
Engagement Overview ..............................................................................................................5
Comprehensive Master Plan Audit ...................................................................................... 8
Zoning Map and Future Land Use Map Comparison .................................................................12
Zoning and Future Land Use Comparison Map .........................................................................14
Current Zoning Ordinance Assessment ..............................................................................15
General Updates ....................................................................................................................15
Article 1. - In General ..............................................................................................................16
Article 2. - Administration .......................................................................................................16
Article 3. - Establishment of Zoning Districts and Associated Regulations .................................17
Article 4. - Special Use Regulations .........................................................................................19
Article 5. - Off-street Parking, Loading, Ingress, and Egress.......................................................20
Article 6. - Sign Standards .......................................................................................................20
Article 7. - Landscaping and Buffering Requirements ...............................................................20
Article 8. - Performance Standards ..........................................................................................21
Article 9. - Nonconformance ...................................................................................................22
Article 10. - Planning and Zoning Commission .........................................................................22
Article 11. - Board of Adjustment .............................................................................................22
Article 12. – Enforcement ........................................................................................................23
Article 13. - Temporary and Nontext Changes...........................................................................23
Proposed Outline .............................................................................................................24
Appendix .........................................................................................................................29
Future Land Use Map ..............................................................................................................29
Zoning Map .............................................................................................................................30
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Diagnostic Report
Introduction
Purpose of Diagnostic Report
The purpose of this Diagnostic Report is to identify the initial proposed updates to the City of
Seabrook’s (City’s) Zoning Ordinance. The report is intended to serve as a tool to support a shared
understanding of the anticipated changes before ordinance revisions are drafted.
This report presents a structured list of topics to help guide the update process; however, it is not
intended to be a complete list of every issue that may need to be addressed. As the drafting
process moves forward, additional questions, challenges, and opportunities for improvement may
arise that require further review and refinement.
Therefore, this report should be viewed as a starting point for the Zoning Ordinance update rather
than a final or exhaustive list of revisions. Additionally, beyond substantive changes, common
issues such as correcting typos, resolving conflicts, and updating graphics will also be addressed.
Together, these efforts will help ensure that the Zoning Ordinance remains clear, accurate, and
effective.
Development of this Report
This Diagnostic Report was developed through a comprehensive review of the City of Seabrook’s
existing Zoning Ordinance, related plans and policies, and feedback gathered from City staff and
project stakeholders. As part of the overall assessment, an audit of the Comprehensive Master Plan
(Plan), adopted in 2022, was conducted to align policies and recommendations from the Plan with
the Zoning Ordinance and map.
This report also incorporates input from frequent users and administrators of the Zoning Ordinance,
gathered through interviews, public meetings, and an online survey, including representatives from
the following groups:
•
Elected and Appointed Officials: City Council, Planning and Zoning Commission, and
Economic Development Corporation (EDC)
•
City Staff: Community Development and Public Works staff
•
Seabrook Community: Local residents, property owners, business owners and other local
stakeholders
All of these elements came together to inform the observations and recommendations outlined in
this report to guide development of the revised Zoning Ordinance and map.
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Key Themes for the Zoning Ordinance Update
Based on the review of existing regulations and public input gathered through the Zoning Ordinance
Diagnostic, several major themes emerged that will guide the Zoning Ordinance rewrite. A summary
of the key themes is listed below.
The Current Zoning Ordinance Works Well
The City of Seabrook's current Zoning Ordinance generally functions well for residents, businesses,
developers, and City staff. It became clear that most regulations continue to serve their intended
purpose and do not require substantial changes. Rather than a complete rewrite of development
regulations, the update will focus on targeted improvements that address specific issues while
preserving the standards that continue to work effectively.
Reorganize the Ordinance for Better Usability
Over time, amendments have been added to the Zoning Ordinance without a comprehensive
reorganization, resulting in duplicated regulations, scattered requirements, and sections that can
be difficult to navigate. The updated ordinance should reorganize related topics into a more logical
structure, consolidate procedures and definitions, and eliminate redundant language.
Clarify and Modernize Zoning Districts
The update should improve the organization and presentation of Seabrook's zoning districts by
clearly defining the purpose and intent of each district and grouping similar districts together.
District regulations should be presented in a more consistent format, including the use of tables for
dimensional standards and development requirements. These changes will help users better
understand how each district supports the City's vision and how development standards vary
across different areas of the community.
Align Regulations with Current Needs and Community Goals
Some regulations no longer fully reflect current development patterns, community priorities, or
best practices. Development standards, including parking requirements and landscaping
regulations, temporary uses, and district-specific standards should be evaluated to verify they
support the City's current needs while continuing to protect neighborhood character and
community quality. Recommendations from the Comprehensive Master Plan and other adopted
planning documents will also be incorporated where appropriate.
Ensure Consistency with Current Laws and Regulations
The ordinance will also be reviewed to ensure consistency with current state and federal laws, as
well as modern planning and development practices, including updates to regulations related to
signs, home occupations, telecommunications facilities, manufactured housing, and
administrative procedures. These revisions will help ensure the ordinance remains legally
compliant, easier to administer, and more adaptable to future changes.
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Public Input
Engagement Overview
As part of the Diagnostic Report process, various engagement efforts were used to gather input
from residents, business owners, community stakeholders, and local decision-makers.
Engagement efforts included an online survey, a community meeting, targeted stakeholder
interviews, and a joint meeting of the City Council, Planning and Zoning Commission, and EDC.
These activities provided valuable insight into community priorities, opportunities, and challenges,
helping to inform the findings and recommendations presented in the report.
Engagement Efforts
The following engagement efforts were designed to capture perspectives from different groups that
interact with the Zoning Ordinance and are affected by development decisions in Seabrook. City
staff provided insight into the administration and enforcement of existing regulations and recurring
development challenges, while elected and appointed officials discussed broader land use,
redevelopment, and economic development priorities. The Community Open House and Online
Community Survey provided opportunities for residents and other community members to share
their perspectives on development, neighborhood compatibility, environmental protection,
community character, and other priorities for the update. Together, these activities provided both
technical and community perspectives and revealed several consistent themes across the
engagement process.
At the Staff Technical Meeting, City staff identified the following topics and potential ordinance revisions for
further evaluation:
•
Evaluate the development regulations along the State Highway (SH) 146 corridor that may
limit development due to required setbacks and buffers. Also, review regulations for
transitioning between elevated structures and slab-on-grade between existing and new
development.
•
Evaluate the sign regulations to adjust the requirements related to sign location, placement
outside of the right-of-way, wind-driven sign, and height restrictions in the SH 146 corridor.
•
Maintain compatibility between new development and Seabrook’s established
neighborhoods and small-town character through development standards. Evaluate the
need for smaller lot sizes to accommodate future higher-density development.
•
Improve ordinance clarity and flexibility to make regulations easier to administer, interpret,
and enforce.
•
Evaluate the existing overlay district and design standards to encourage further
development in the Point District.
•
Maintain current code enforcement regulations.
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At the Joint Meeting, City Council, Planning and Zoning Commission, and EDC identified the following topics
and potential ordinance revisions for further evaluation:
•
Reevaluate the requirements in the Marine Oriented Mixed Use MMU district to encourage
development in underutilized waterfront properties, particularly in the Point District and
along Nasa Road 1/NASA Parkway.
•
Reevaluate setbacks, signage, landscaping, and other development standards to better
support redevelopment while maintaining high-quality design and compatibility with
existing development.
o
Review setback requirements along the SH 146 corridor and Old Seabrook that
create challenges for development.
o
Promote coastal landscaping standards.
o
Emulate the following communities: The Woodlands, South Shore Harbor, and
Sugar Land.
o
Review sign regulations and opportunities for temporary signs, directional signs,
gateway and neighborhood signs.
•
Strengthen property maintenance, landscaping, and design standards to enhance the
appearance and identity of the community. Concerns include property maintenance, front
yard storage, abandoned buildings, and building appearance.
•
Promote economic development and land uses that strengthen Seabrook’s tax base,
provide community-serving amenities, and remain compatible with surrounding areas.
Key topics identified during the Community Open House included the following:
•
Prioritize flood resilience and environmental protection, including protection of
environmentally sensitive areas and addressing drainage and flooding impacts.
•
Manage the impacts of developments in the Red Bluff District on the surrounding land uses
while prioritizing compatible infill development.
•
Balance redevelopment opportunities with neighborhood compatibility and support
development at a scale consistent with existing neighborhoods.
•
Encourage quality development and community amenities and promote development that
complements Seabrook’s character and expands family-oriented recreation,
entertainment, and community gathering spaces.
•
Preserve Seabrook’s community character and green spaces.
Key topics identified during the Online Community Survey included the following:
•
Improve the clarity, usability, and consistency of the Zoning Ordinance through concise and
user-friendly language.
•
Manage industrial and Port-related development impacts on surrounding areas.
•
Preserve parks, trails, green spaces, and waterfront access as defining elements of
Seabrook’s community character.
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•
Consider the impacts of increased residential density within established neighborhoods,
including changes to lot sizes, parking, drainage, green space, and neighborhood character.
•
Balance business visibility along SH 146 with signage that reflects Seabrook’s community
character.
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Comprehensive Master Plan Audit
The Seabrook 2040 Comprehensive Master Plan Update, adopted in October 2022, provides longrange goals for the growth and development of the City and builds upon the previous 2035
Comprehensive Master Plan, adopted in 2016. The Comprehensive Master Plan included analysis
and recommendations related to four issue areas: Future Land Use; Transportation and Circulation;
Image, Branding and Marketing; and Economic Development. In addition to the Comprehensive
Master Plan Update, the Old Seabrook Livable Center Study, adopted in 2021, leveraged the 2035
Comprehensive Master Plan recommendations to enhance the quality of life in the Old Seabrook
District. Both planning documents identify implementation action steps that should be addressed
through the Zoning Ordinance update process.
The Comprehensive Master Plan Update includes six guiding principles to support
recommendations of the Master Plan:
1. Utilize economic development policies and tools to maintain and enhance Seabrook’s tax
base, economic activity, and implementation of the elements of this Plan.
2. Encourage greater pedestrian connectivity and community cohesion by prioritizing and
implementing the Parks and Trails Master Plan.
3. Promote Seabrook’s reputation as a small town with unique identity and history through
appropriately scaled programs and community events.
4. Establish community character that enhances the City’s aesthetics and sense-of-place
through cohesive urban design, branding and neighborhoods preservation.
5. Capitalize on Seabrook’s small-town feel through appropriate land use regulations,
development ordinances, and economic development.
6. Facilitate development that maximizes the utilization of Seabrook’s waterfront.
An implementation action plan was developed around the four issue areas, highlighting completed
recommendations and those prioritized for the Comprehensive Master Plan Update. These
recommendations are implemented through a variety of tools, including the Zoning Ordinance.
Listed below are the recommendations that can be accomplished through changes to the Zoning
Ordinance, grouped by issue area.
The Livable Center Study evaluated the Old Seabrook District and made additional
recommendations specific to that area. As with the Comprehensive Master Plan
recommendations, some can be implemented through modifications to the Zoning Ordinance.
These recommendations are also listed below.
Action Recommendations
Mixed Use/Lakefront District
1. (Comprehensive Master Plan 2.8) Expand the boundaries of the existing Waterfront Activity
Zoning District (WAD) to encompass the entire Mixed Use/Lakefront District with Clear Lake
frontage and the frontage on both sides of NASA Road 1/NASA Parkway including special
architectural and landscape standards.
2. (Comprehensive Master Plan 2.11) Revise the description of the WAD in Section 3.10.01 to
remove the “small-town character” intent. The WAD should be a higher intensity area.
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The Point District
3. (Comprehensive Master Plan 2.28) Create new entertainment zoning district to limit
residential and intense marine uses.
4. (Comprehensive Master Plan 2.29) Create new entertainment zoning district with formbased code elements to encourage a pedestrian-friendly design and entertainment uses.
Red Bluff District
5. (Comprehensive Master Plan 2.40) Facilitate the development of retail and commercial
along the SH 146 corridor and more resident-focused commercial and services along Red
Bluff Road by providing incentives and ensuring the zoning regulations align with the desired
uses for the district.
Office Warehouse District
6. (Comprehensive Master Plan 2.44) Create a new zoning category between the intensities of
Heavy Commercial (C3) and Light Industrial (LI) that would allow warehousing, logistics,
and offices, but preclude the more objectionable uses allowed in LI.
7. (Comprehensive Master Plan 2.45) Establish design guidelines to require tilt-wall building
construction, paved parking, landscaping, and other aesthetic and buffering
considerations, including lighting restrictions, in the new zoning category.
Image, Branding, and Marketing
8. (Comprehensive Master Plan 4.3) Promote revitalization of housing stock through code
enforcement, appropriate incentives, and monitoring transition of land use.
Old Town Seabrook District
9. Update Land Use Policies to Support Plan Recommendations
a. (Comprehensive Master Plan 2.18) Revise the existing Old Seabrook OS zoning
category to: a) revise the description to include nautical and seaside character
elements; b) add microbreweries, wine bars, and theaters by Conditional Use Permit;
c) restrict new single-family uses on Main Street to Conditional Use Permit; and d)
revise maximum height and use restrictions.
b. (Livable Center Study 9.1) Review codes to ensure that land use policies, zoning, and
parking policies are updated to support mixed uses, appropriate density, preservation
of dedicated residential areas, and residential design character, where necessary, to
support the Livable Center Study recommendations.
10. Optimize Parking Opportunities in Old Seabrook
a. (Comprehensive Master Plan 2.22) Enhance parking opportunities by conducting a
parking study to determine demand and implement the recommended shared parking
solution. Consider the creation of a parking management district as recommended by
the Old Seabrook Livable Center Study.
b. (Livable Center Study 3.1) Initiate a parking study to determine demand.
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11. Activate Community Spaces for Flexible Uses
a. (Comprehensive Master Plan 2.49) Update the zoning regulations to allow for outdoor
dining areas along sidewalks, food trucks, and other temporary uses to activate
community spaces as recommended by the Old Seabrook Livable Center Study.
b. (Livable Center Study 6.2) Update zoning regulations as needed to allow for outdoor
dining areas along sidewalks, food trucks, and other temporary uses to activate
community spaces.
Analysis
The Comprehensive Master Plan includes 11 recommendations, and the Livable Center Study
includes three recommendations that relate to the Zoning Ordinance. Based on a detailed review of
the above 14 recommendations, nine should be implemented substantially as presented in the
plans. For the remaining five recommendations, the underlying objectives remain appropriate;
however, modifications to the recommended implementation approach are warranted to better
align with current conditions, best practices, and the structure of the updated Zoning Ordinance.
These recommended adjustments are described below.
The Point District
•
(Comprehensive Master Plan 2.28) Create new entertainment zoning district to limit
residential and intense marine uses.
•
(Comprehensive Master Plan 2.29) Create new entertainment zoning district with formbased code elements to encourage a pedestrian-friendly design and entertainment uses.
Upon further evaluation of existing development patterns and property conditions within The Point
District, it is recommended that the district remain a use-based zoning district rather than
transition to a form-based district. The existing development context does not support the level of
redevelopment and site transformation typically needed to realize the benefits of a form-based
approach. Instead, the City should expand the range of permitted entertainment and destinationoriented uses to support the district's role as a waterfront activity center. To advance the desired
character of the area, the ordinance should incorporate incentives that encourage enhanced
pedestrian-oriented design, streetscape improvements, and high-quality site development.
Office Warehouse District
•
(Comprehensive Master Plan 2.44) Create a new zoning category between the intensities of
Heavy Commercial (C3) and Light Industrial (LI) that would allow warehousing, logistics,
and offices, but preclude the more objectionable uses allowed in LI.
•
(Comprehensive Master Plan 2.45) Establish design guidelines to require tilt-wall building
construction, paved parking, landscaping, and other aesthetic and buffering
considerations, including lighting restrictions, in the new zoning category.
Due to the City's continued growth and the limited supply of undeveloped land, creating a new
zoning district is no longer the most practical approach. Instead, the City should evaluate the
permitted uses in the C-3 (Heavy Commercial) and LI (Light Industrial) districts to ensure they align
with the vision and land use recommendations of the Comprehensive Master Plan. The City should
also update the design standards for office, warehouse, and industrial development to emphasize
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architectural quality, building articulation, façade variation, screening, and site design rather than
specific construction materials or methods. This approach will maintain flexibility and compliance
with state law while continuing to promote high-quality industrial and employment-oriented
development.
Old Town Seabrook District
Optimize Parking Opportunities in Old Seabrook
•
(Comprehensive Master Plan 2.22) Enhance parking opportunities by conducting a parking
study to determine demand and implement the recommended shared parking solution.
Consider the creation of a parking management district as recommended by the Old
Seabrook Livable Center Study.
•
(Livable Center Study 3.1) Initiate a parking study to determine demand.
The parking study is outside the scope of this Zoning Ordinance update; however, the City
should review and update its parking regulations to support more flexible and efficient parking
strategies. Potential revisions could include shared parking, reductions for mixed-use and
walkable developments, parking demand-based adjustments, and other creative parking
solutions that better align with current development patterns and reduce unnecessary land
devoted to parking.
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Zoning Map and Future Land Use Map Comparison
The City's official zoning map and Future Land Use Map (FLUM) were evaluated for consistency.
This analysis identified misalignments between existing zoning, planned land use developments,
and district boundaries. Recommended revisions identified through this assessment will improve
clarity and allow the maps to reflect the adopted regulatory framework. The following table provides
a comparison of existing FLUM designations and zoning districts.
Location/
District
FLUM Designation
Current Zoning
1
Northwest
edge (The Point
on Taylor Lake)
Medium Density
Residential
MMU (Marine Mixed
Use)
2
North-central
(Red Bluff Rd.)
Retail/
Commercial
R-1 (Single-Family
Residential)
3
Seaside RV
Resort & Hotel
Office Warehouse
Planned Unit
Developments
(PUD)/RV Park
FLUM designates the area as office
warehouse.
SH 146 Central
Corridor
SH 146 Corridor
District (Primarily
Commercial)
R-2 (Res-SF
Detached Small
Lot)
FLUM designates SH 146 as a primarily
commercial corridor.
4
5
6
East Side
(Bayway Drive)
Retail/Commercial
Red Bluff Rd.
Industrial Area
Red Bluff District,
Light Industrial,
Parks and
Recreation, and
Public Space
PUD (Residential)
Light Industrial
Nature of Conflict
FLUM designates the area as medium
density residential.
Current zoning permits marine mixeduse development on land.
FLUM envisions retail/commercial.
Zoning assigns the parcels as
residential only.
Zoning reflects an RV park PUD.
Zoning currently reflects residential.
FLUM designates the area as
retail/commercial.
Current zoning is PUD zoning with
residential land uses.
The FLUM’s Red Bluff District is
intended to include mixed-use,
residential, and light commercial uses.
Zoning category includes industrial in
the immediate Red Bluff District.
FLUM designates this area as a mixeduse entertainment district.
7
NASA Road
1/NASA Pkwy.
Marina Area
Mixed Use
Lakefront District
MMU (Marine Mixed
Use)
Current zoning permits marine mixeduse development on land, which
conflicts with the entertainment
character of the corridor and existing
uses.
One trend identified in the analysis is that several properties are currently zoned for residential use,
while the FLUM designates them for commercial or mixed commercial uses. This is evident along
Red Bluff Road and the SH 146 corridor, as shown in Items 2 and 4 above. In both areas, the FLUM
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envisions commercial corridor development, while the existing zoning reflects residential uses.
Some of these locations, particularly along SH 146, are still vacant and are unlikely to develop in
the near future due to challenges related to the utility easement located directly along the road
frontage, limited access to the sites, and the amount of developable land available on the parcels.
Due to these reasons, a change in zoning to these parcels is not imperative in the near future.
In other locations, the opposite trend is evident, with current zoning allowing more intensive or
permissive uses than those envisioned by the FLUM, as shown in Items 1 and 6. At Taylor Lake,
marine mixed-use is allowed on land meant to stay residential; this land is currently developed with
a residential use, so it is a less immediate concern. However, a change in the zoning designation is
recommended to avoid future conflict. In the Red Bluff area, east of SH 146, the FLUM identifies a
portion of the area for parks and public space that is zoned for light industrial, which may cause a
conflict in achieving the community’s vision. Additionally, the description for the Red Bluff District
in the Comprehensive Master Plan describes an area with residential buffering from Red Bluff Road
by neighborhood commercial uses. The current zoning designations generally align with the intent
for this district. As the area develops, careful consideration should be made for the future zoning
designations and types of development promoted in the area.
Additionally, along NASA Road 1/NASA Parkway, the area identified in Item 7 is currently designated
MMU, which conflicts with the corridor’s intended entertainment character. Rezoning this area to
the Waterfront Activity District (WAD) may provide a more appropriate designation by supporting
waterfront activity while avoiding the more intensive marine-based uses allowed under the current
MMU designation.
Two Planned Unit Developments (PUDs), identified in Items 3 and 5, also do not align with the
FLUM. The Seaside RV Resort is zoned as a PUD, while the Plan identifies this location for
office/warehouse uses. Along Bayway Drive, the PUD identified in Item 5 reflects residential
development in an area the FLUM designates as a commercial node within a residential area.
Because the property is already developed for residential use, this misalignment may indicate a
need to update the FLUM rather than change the existing zoning designation.
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Zoning and Future Land Use Comparison Map
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Current Zoning Ordinance Assessment
General Updates
Observations
The Seabrook Zoning Ordinance generally functions well for staff and the community. However,
several years have passed since it was holistically reviewed and updated. Ordinance maintenance
has been limited to targeted revisions to address specific issues that have arisen. This approach
has resulted in duplicate ordinance language across multiple sections, creating challenges when
updates are needed. Additionally, sections were not reorganized when new elements were added,
causing related topics to be scattered throughout the ordinance rather than grouped. This update
provides the opportunity to evaluate the Ordinance as a whole and determine the best order and
arrangement for sections to maximize usability. Much of the Ordinance was written at a time when
user-friendliness was less emphasized than it is today. Current best practice is for codes to be
written in plain language that is understandable to the average user, with limited legal jargon and
simplified sentence structure. Seabrook’s Zoning Ordinance would benefit from clearer language
and simplified regulations to improve ease of use.
Recommendations
1. Create a new Definitions Article and move all definitions from various sections throughout
the Ordinance to the new centralized location. Eliminate definitions for unused or minimally
used terms (e.g., odorous) that can be defined in-line with the text of a section.
2. Establish a new Procedures Article and move all procedures from different sections in the
Ordinance, including amendments to the zoning map, conditional use permit criteria and
other procedures. Establish requirements for site plans.
3. Clean up and clarify language, eliminating legal jargon and simplifying sentence structure
throughout the Zoning Ordinance.
4. Remove duplicate language and consolidate content to a singular location to reduce
redundancy and improve clarity.
5. Update and modernize all graphics for clarity.
6. Remove specific submittal requirements (e.g., size of sheet, application contents) from the
Ordinance and include them in a separate document so that they can be updated more
routinely by staff.
7. Revise ordinance sections to align with state and federal law as necessary, including
regulations related to mobile/manufactured homes, signs, and home occupations.
8. Update references to City staff and clarify delegation of authority. Remove references to
building official, director of administration, and other specific positions included and
replace with Community Development Director. Define this term, clarifying that it is anyone
the City Manager authorizes to administer the ordinance. Also include “or designee” in the
definition to cover building official and other specific positions that fall under the Director.
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Article 1. - In General
Observations
The General Article establishes baseline information for reading and interpreting the Ordinance.
Most sections are adequate and clear and do not require extensive changes. Only minimal changes
are needed to modernize the code and clarify ambiguities.
Recommendations
1. Revise references to specific versions of the Comprehensive Master Plan to “latest
adopted” Plan so the Zoning Ordinance does not become out of date when the Plan is
updated in the future.
2. Sec. 1.07. - Update computation of time to be computed by business days to reduce
confusion.
3. Sec. 1.09. - Remove specific references to legacy conditional use permits or move these to
the Conditional Use Permits Article. Move Rights for Phase Projects to a new Vested Rights
Section/Article.
4. In addition to moving the definitions to a new Definitions Article, the following changes are
recommended.
a. Remove regulations from definitions (e.g., accessory apartment – “not more than
1,000 sq ft”; Loading Space – min. 12 x 60 ft). This should be moved to a different part
of the Ordinance where regulations are stated.
b. Modernize/update definitions, such as “accessory apartment,” which is now
commonly known as an “accessory dwelling unit.”
c. Simplify adult-oriented definitions – combine and use state definitions; minimize
restatement of state-defined terms.
d. Move related graphics in-line with the associated definition and add new graphics
where helpful.
e. Remove definitions for terms that are defined in other Code of Ordinances sections.
Instead of redefining the terms, refer to the Code section where each term is already
defined. For example, certain types of streets are defined in both the Subdivision
Regulations and the Zoning Ordinance.
Article 2. - Administration
Observations
The Administration article serves to provide an overview of the overall administration of the Zoning
Ordinance. There is potential to increase understanding of the section by streamlining its content.
For example, moving content related to the zoning map and zoning text to a new Procedures Article
and content related to uses to the Uses Article.
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Recommendations
1. Sec. 2.03. - Evaluate this section in comparison with requirements of the building code;
revise where necessary to ensure consistency.
2. Sec. 2.03.5 - Move Prohibited Uses to new article with Permitted Uses Chart. Additionally,
clarify the proper process for classifying new and unlisted uses, as this section establishes
one process while Sec. 2.07 describes a different one.
3. Sec. 2.04 - Move Amendments to Zoning Map and Zoning Text to a new Procedures Article.
4. Sec. 2.07 - Move New and Unlisted Land Uses to the article with the permitted uses chart
and create a new section which explains how to use the chart and how to interpret unlisted
uses.
Article 3. - Establishment of Zoning Districts and Associated Regulations
Observations
The zoning districts section outlines each zoning district's purpose, area regulations, and other
requirements necessary to regulate land uses within the City. The City currently has 14 zoning
districts and 10 PUDs. A review of this section identified opportunities to streamline district
regulations by reducing duplicated standards, improving the organization of district provisions, and
standardizing the presentation of development requirements.
Reorganizing Districts
The zoning districts can be reorganized to provide greater clarity and create a more intuitive
ordinance structure. Currently, the description of each zoning district does not consistently identify
its intent, desired development pattern, or relationship to the Comprehensive Master Plan. Revising
these descriptions would help distinguish districts with similar uses or dimensional standards and
clarify the intended land uses, density, intensity, and character of each district. Grouping districts
into residential, nonresidential, and special-purpose divisions would also make applicable
regulations easier to locate. Incorporating the current area regulations into a standardized
dimensional table would improve readability, allow users to compare districts more efficiently,
reduce potential inconsistencies, and simplify administration and future ordinance amendments.
An outline of the proposed reorganization of the zoning districts is provided in Article 4 of the
Proposed Zoning Ordinance Outline in this Diagnostic Report.
Consolidate Common Development Standards
Many development standards are repeated throughout the individual zoning district regulations,
resulting in unnecessary duplication and making the ordinance more difficult to maintain. Several
development standards are repeated across multiple zoning districts, including regulations for
accessory structures, buffering and screening, prohibited outdoor storage, temporary structures,
fencing, and animal control. Relocating these common requirements to dedicated citywide articles
would reduce duplication, improve consistency across zoning districts, and simplify future
ordinance amendments by requiring updates in only one location. This approach also allows each
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zoning district to focus on district-specific regulations, making the ordinance easier for property
owners, developers, and staff to navigate.
Recommendations
Reorganizing Districts
1.
Evaluate and revise district descriptions to verify implementation of the Comprehensive
Master Plan and differentiation between districts.
2.
Simplify description for water-abutting yard requirements.
3.
Move provision for eaves to encroach within setback by 18 inches to a new section on
allowable encroachments.
4.
R-2 Single-Family Detached Residential District (Small Lots) requires a two-car or larger
garage. Consider whether this requirement remains appropriate, particularly because it
does not apply to other residential districts. If it no longer serves a clear purpose, consider
removing the requirement.
5.
Reorganize to group residential, nonresidential, and special-use districts under new
divisions.
6.
For simplicity and ease of use, convert dimensional standards to tables similar to the
example below:
R-LD Low Density
Single-Family
Residential
Front Yard
30 ft
Rear Yard
15 ft
Side Yard
15 ft
Street Side Yard
20 ft
Minimum Lot Size
14,000 sq ft
Minimum Lot Width
100 ft
Minimum Lot Depth
120 ft
Maximum Density
1 DU/lot
Consolidate Common Development Standards
Many of the standards in each residential district are repeated or duplicated. For simplicity and
consistency with future updates, move the following regulations out of the district standards and into
new sections, and cross-reference the applicable sections instead. Example elements include:
a. Accessory structures to a new article
b. Buffering and screening to the Landscaping and Buffering Article
c. Prohibited outside storage
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d. Temporary structures
e. Fencing
f.
7.
Animal control
Remove requirements for external architectural materials or finishes for buildings from all
districts in alignment with state law.
Article 4. - Special Use Regulations
Observations
As currently written, Article 4 addresses a wide variety of topics without cohesive organization. It
includes special regulations for specific uses, procedures for planned unit developments and
conditional use permits, and standards for temporary uses. Since the special regulations for
specific uses are not located in proximity to the land use matrix, nor are there any references
connecting them to one another, a reader could easily overlook the special regulations and
misunderstand the requirements for development.
Recommendations
1.
Repurpose this article into a new one, Permitted Uses Chart and Use-Based Standards and
reorganize into two divisions: (1) Land Uses and (2) Other Uses and Standards.
2.
Rename the land use matrix to the Permitted Uses Chart and place it at the beginning of this
article for easy access.
3.
Place regulations for specific land uses directly after the Permitted Uses Chart and
reference these regulations/conditions in the chart. Specific land uses include:
a. Group homes; childcare facilities; home occupations; sexually oriented businesses;
high-rise development; broadcast towers and earth satellite receivers; and
telecommunication towers and antennae.
4.
Update home occupation standards to reflect changes in state law.
5.
Update broadcast towers and earth satellite receivers and telecommunication towers and
antennae in accordance with federal law.
6.
Evaluate the standards for high-rise development. Consider whether these standards
should remain in this article or be relocated to another part of the ordinance.
a. Improve clarity of the bufferyard and street tree requirements, removing any conflicts
with other ordinance sections.
b. Move Architectural Review Committee and design standards to the Procedures
Article.
7.
Move Sec. 4.10 Planned unit developments, Sec. 4.11 Conditional use permit criteria and
procedures, and Sec. 4.13 Marina site plan requirements to a new Procedures article.
8.
Move Sec. 4.14 Penalty for violation to the Enforcement Article.
9.
Remove Sec. 4.16.04 Submission and plan review procedures and place within Standard
Operating Procedures for building permits.
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10. Group regulations for temporary uses and buildings within Division 2, Other Uses and
Standards.
11. Move standards for outside storage and display from each zoning district to the new
Division 2.
Article 5. - Off-street Parking, Loading, Ingress, and Egress
Observations
Article 5 provides requirements for off-street parking and circulation. The article can be improved
by simplifying lengthy regulations and converting text to tables where possible.
Recommendations
1. Move parking requirements to the Permitted Uses Chart to simplify categorization and
required parking.
2. Convert ingress and egress requirements to a table and add graphics to demonstrate
requirements.
Article 6. - Sign Standards
Observations
This article regulates signs throughout the City and generally functions well. As a result, only limited
changes are recommended. The City should update the regulations to reflect recent court
decisions and ensure legal compliance. The City should also evaluate maximum sign heights,
particularly along major roadways, to determine whether the current standards continue to support
visibility, wayfinding, and community character.
Recommendations
1. Reduce the current extensive list of definitions. Where applicable, define terms within the
context when used minimally or move necessary definitions to the new Definitions Article.
2. Update sign regulations to reflect U.S. case law regarding content-neutral sign regulation.
3. Revise standards for signs along major roadways, particularly SH 146 to enhance visibility
on high-speed roadways.
4. Move master sign submission requirements to a new Procedures Article.
5. Move Sec. 6.07. Administration to Administration Article.
Article 7. - Landscaping and Buffering Requirements
Observations
Article 7 includes landscaping and buffering, fencing, and screening regulations; however, related
requirements are also scattered throughout other sections of the Ordinance. To improve usability
and administration, all landscaping and buffering, fencing, and screening standards should be
consolidated into this article. Incorporating the tree preservation requirements currently located in
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Chapter 30 of the Code of Ordinances would further create a single, comprehensive resource for
site design and landscape standards.
The article would also benefit from targeted updates to its substantive requirements. For example,
reducing the required landscape buffer between parking areas and public rights-of-way could
improve redevelopment opportunities on smaller sites while still maintaining an attractive
streetscape. Adding a recommended or required plant list would support the use of appropriate
subtropical species, improve landscape performance, and promote a cohesive community
appearance.
Recommendations
1. Clarify the applicability of each section. Consistently utilize land uses, zoning districts, or
both to define applicability.
2. Move tree preservation from Code of Ordinances Chapter 30 to the Zoning Ordinance and
revise as necessary for consistency.
3. Revise perimeter landscape depth adjacent to rights-of-way to encourage redevelopment.
Other nearby communities require 5 to 10 feet of landscape buffer between a parking lot
and a right-of-way.
4. Define terms and remove duplicative language for simplicity.
5. Move Sec. 4.16.11. Landscaping standards for Seabrook Town Center Overlay District to
this Article.
6. Move landscaping requirements for The Point Overlay District and High-Rise Development
to this Article and revise as necessary to eliminate duplication and ensure consistency.
7. Move Sec. 7.01.09 Landscape Plan requirements to a standard operating procedures
document and move procedural elements to a new Procedures Article.
8. Move buffering and screening requirements from individual zoning districts in Article 3 to
this article.
Article 8. - Performance Standards
Observations
Article 8 contains regulations to minimize impacts from industrial and commercial development,
such as standards for smoke and particulate matter, odorous matter, and lighting requirements.
The article generally functions well and does not need substantive changes. Small changes can
improve the usability of the Zoning Ordinance.
Recommendations
1. Move lighting standards from each zoning district into this article.
2. Provide parameters for City staff to authorize storage of combustible, explosive and
hazardous material.
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Article 9. - Nonconformance
Observations
This article addresses nonconforming uses and structures, their continuance and changes to them.
Minor changes to the structure of the article would provide improved usability and understanding.
Recommendations
1. Reorganize the article to simplify administration, such as by combining Sec. 9.03 and Sec.
9.05 into a new section addressing changes to nonconforming land uses.
Article 10. - Planning and Zoning Commission
Observations
Article 10 addresses the Planning and Zoning Commission. Most of the content of this article is
either duplicative of or directs the reader to the City of Seabrook Charter. The article has the
potential to create more confusion than clarity because duplicative language could be modified
and result in inconsistency with the Charter. Additionally, there is language related to staffing and
financial support, which is unusual and inappropriate in a zoning ordinance.
Recommendations
1. Eliminate this article and move any sections that should be maintained to a new Approval
Authorities section in the Administration Article.
2. Review Sec. 10.08. Classification of New Uses for validity under state law. Section appears
to conflict with other Zoning Ordinance sections.
Article 11. - Board of Adjustment
Observations
Article 11 establishes the Board of Adjustment and its powers and duties. However, the majority of
the language in this article is duplicative of the Code of Ordinances. Some verbiage is different and
may cause confusion due to the fact that it is not the same. Procedures related to appeals and
variances are better suited in the new Procedures Article, and language related to staffing and
financial support should be removed.
Recommendations
1. Delete this article and move specific information about appeals and variances to the new
Procedures Article.
2. Remove staffing and financial support, as it is not typical or appropriate in a zoning
ordinance.
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Article 12. – Enforcement
Observations
Article 12 includes enforcement provisions and describes processes for ordinance enforcement
and consequences of noncompliance. There are no changes recommended to this article other
than placing it at the beginning instead of the end of the Zoning Ordinance.
Recommendations
1. Move this article forward in the Zoning Ordinance so that it is in proximity to General
Provisions and Administration.
Article 13. - Temporary and Nontext Changes
Observations
Article 13 includes temporary authorization for construction within utility easements and a list of
conditional use permits previously granted. The first part of the article should be removed since the
conditions are no longer applicable. For clarity, the name of the article should be changed to better
reflect its content.
Recommendations
1. Remove Sec. 13.02. Temporary changes since construction of NASA Road 1/NASA Parkway
is complete.
2. Rename the article to clearly describe its content.
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Proposed Outline
The following is the draft proposed outline of the Seabrook Zoning Ordinance. This is the
recommended reorganization of the Zoning Ordinance sections for improved usability and clarity.
This outline will be used as a guide to draft the revised Zoning Ordinance.
___
ARTICLE 1. - GENERAL PROVISIONS
Sec. 1.01. - Title.
Sec. 1.02. - Purpose.
Sec. 1.03. - Relationship to the Comprehensive City Plan.
Sec. 1.04. - Application of the Zoning Ordinance.
Sec. 1.05. - Effective Date and Application.
Sec. 1.06. - Compliance Required.
Sec. 1.07. - Computation of Time.
Sec. 1.08. - Invalidity and Savings Clause.
Sec. 1.09. - Provisions of the Previous Zoning Ordinance.
ARTICLE 2. - ENFORCEMENT [moved from Article 12]
Sec. 2.01. - Compliance Required.
Sec. 2.02. - Notice of Intent to Suspend or Revoke.
Sec. 2.03. - Suspension or Revocation of a Permit, Certificate, License or Order.
Sec. 2.04. - Cease and Desist Orders.
Sec. 2.05. - Appeals of Suspensions, Revocations, and Cease and Desist Orders.
Sec. 2.06. - Criminal Enforcement.
Sec. 2.07. - Civil Remedies.
Sec. 2.08. - Penalty for Violation [of section 4.13][marina site plans].
ARTICLE 3. - NONCONFORMITIES [renamed from "Nonconformance" and moved from Article 9]
Sec. 3.01. - Nonconformance—General Regulations.
Sec. 3.02. - Damage or Destruction to Structures Containing Nonconforming Land Uses.
Sec. 3.03. - Change of Nonconforming Land Uses to Conforming Land Uses.
Sec. 3.04. - Discontinuance of Nonconforming Land Uses.
Sec. 3.05. - Change from One Nonconforming Land Use to Another Nonconforming Land Use is
Prohibited.
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Sec. 3.06. - Nonconforming Structures.
Sec. 3.07. - Right-of-Way Acquisition by Governmental Agency.
ARTICLE 4. - ADMINISTRATION
Sec. 4.01. - General Administration.
Sec. 4.02. – Approval Authorities.
a. Community Development Director [renamed from Code Enforcement Officer]
b. Planning and Zoning Commission [moved from Article 10]
c. Board of Adjustment [moved from Article 11]
Sec. 4.03. - Certificate of Occupancy.
Sec. 4.04. - Official Zoning Map.
Sec. 4.05. - Zoning Ordinance Text and Map Interpretation.
Sec. 4.06. - Fee Structure.
ARTICLE 5. PROCEDURES [new article combining procedures from other articles]
Sec. 5.01. - Amendments to the Zoning Map and Zoning Text. [moved from Sec. 2.04]
Sec. 5.02. - Planned Unit Developments. [moved from Sec. 4.10]
Sec. 5.03. - Conditional Use Permit Criteria and Procedures. [moved from Sec. 4.11]
Sec. 5.04. - Site Plan Requirements. [new section]
a. Marina Site Plan Requirements. [moved from Sec. 4.13]
Sec. 5.05. - Variances. [renamed from Powers and responsibilities and moved from Sec. 11.04]
a. Standing. [moved from Sec. 11.05]
Sec. 5.06. - Appeals. [moved from Sec. 11.06]
ARTICLE 6. - ESTABLISHMENT OF ZONING DISTRICTS AND ASSOCIATED REGULATIONS [moved
from Article 3]
Sec. 6.01. - Establishment of Zoning Districts, and Associated Regulations. [moved from Sec. 3.01]
Division 1 – Residential Districts. [New Division]
Sec. 6.02. - R-LD Low Density Single-Family Residential District. [moved from Sec. 3.02]
a. Description
b. Dimensional Standards (Tables) - Height and Area Regulations
c. District-Specific Requirements (Recommendation to move most of this out)
Sec. 6.03. - R-1 Single-family Detached Residential District. [moved from Sec. 3.03]
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Sec. 6.04. - R-2 Single-family Detached Residential District (small lots). [moved from Sec.
3.04]
Sec. 6.05. - R-3 Medium Density Residential District. [moved from Sec. 3.05]
Sec. 6.06. - MH Mobile Home-Manufactured Housing District. [moved from Sec. 3.13]
Division 2 – Nonresidential Districts. [New Division]
Sec. 6.07. - C-1 Light Commercial District. [moved from Sec. 3.06]
Sec. 6.08. - C-2 Medium Commercial District. [moved from Sec. 3.07]
Sec. 6.09. - C-3 Heavy Commercial District. [moved from Sec. 3.08]
Sec. 6.10. - SH 146 Main Commercial District (146-M). [moved from Sec. 3.16]
Sec. 6.11. - SH 146 South Commercial District (146-S). [moved from Sec. 3.09]
Sec. 6.12. - LI Light Industrial District. [moved from Sec. 3.14]
Division 3 – Special and Mixed Use Districts. [New Division]
Sec. 6.13. - WAD Waterfront Activity District. [moved from Sec. 3.10]
Sec. 6.14. - MMU Marine Oriented Mixed Use District. [moved from Sec. 3.11]
Sec. 6.15. - OS Old Seabrook District. [moved from Sec. 3.12]
Sec. 6.16. - The Point Overlay District Regulations. [moved from Sec. 4.15]
Sec. 6.17. - The Seabrook Town Center Commercial Development Overlay District
Regulations. [moved from Sec. 4.16]
ARTICLE 7. – Permitted Uses and Parking Chart and Use Based Standards [renamed from
"Special Use Regulations" and moved from Article 4]
Division 1. – Land Uses [new Division]
Sec. 7.01. - Purpose.
Sec. 7.02. - New and Unlisted Land Uses.
Sec. 7.03. - Prohibited Uses.
Sec. 7.04. - Permitted Uses and Parking Chart. [renamed from "Comprehensive land use
regulation matrix" and moved from Sec. 3.15, and parking moved from Sec. 5.04]
(Notes to be added to the chart directing to the supplemental requirements for the
following uses)
Sec. 7.05. – Use-Based Standards.
a.
b.
c.
d.
e.
Group Homes.
Child Care Facilities.
Sexually Oriented Businesses.
Standards for High-Rise Development.
Broadcast Towers and Earth Satellite Receivers.
(Potentially combined with Sec. 7.11)
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Telecommunication Towers and Antennea. [moved from Sec. 4.25]
(Potentially combined with Sec. 7.10)
Sec. 7.06. - Accessory Structures. [moved from Art. 3 within each district]
Sec. 7.07. - Other Regulations (as needed).
Division 2. – Other Uses and Standards. [New Division]
Sec. 7.08. - Structures in Bodies of Water. [renamed from "Regulations for piers, platforms,
docks, and boathouses extending into Galveston Bay, Clear Lake, Taylor Lake, and all
bodies of water in the city limits of Seabrook." and moved from Sec. 4.12]
Sec. 7.09. - Movement of Buildings Into and Within the City. [moved from Sec. 4.09]
Sec. 7.10. - Seasonal Christmas Tree Sales. [moved from Sec. 4.26]
Sec. 7.11. - Portable On-Demand Storage Container. [moved from Sec. 4.27]
Sec. 7.12. - Outside Storage and Display. [new Section created from content in zoning
districts Secs. 3.02 through 3.06]
ARTICLE 8. - OFF-STREET PARKING AND LOADING [renamed from "Off-Street Parking, Loading,
Ingress and Egress" and moved from Article 5]
Sec. 8.01. - Off-Street Parking Requirements.
Sec. 8.02. - Off-Street Loading and Storage Requirements.
Sec. 8.03. - Ingress and Egress Requirements for Parking Lots.
ARTICLE 9. - SIGN STANDARDS [moved from Article 6]
Sec. 9.01. - Purpose and Intent.
Sec. 9.02. - Definitions.
Sec. 9.03. - Applicability.
Sec. 9.04. - Permitted Temporary Signs and Specific Sign Regulations.
Sec. 9.05. - Permanent Signs Requiring a Permit.
Sec. 9.06. - Master Sign Plans.
Sec. 9.07. - Administration.
ARTICLE 10. - LANDSCAPING AND BUFFERING REQUIREMENTS [moved from Article 7]
Sec. 10.01. - Landscaping Requirements.
Sec. 10.02. - Tree Protection and Preservation. [move from Code of Ordinances Ch. 30]
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ARTICLE 11. - PERFORMANCE STANDARDS [moved from Article 8]
Sec. 11.01. - Purpose.
Sec. 11.02. - Application and Effect.
Sec. 11.03. - Noise.
Sec. 11.04. - Smoke and Particulate Matter.
Sec. 11.05. - Odorous Matter.
Sec. 11.06. - Combustible or Explosive and Hazardous Material.
Sec. 11.07. - Toxic and Noxious Matter.
Sec. 11.08. - Vibration.
Sec. 11.09. - Luminary Regulations.
Sec. 11.10. - Water Pollution.
Sec. 11.11. - Dumping or Storing of Sludge or Dredge Spoils.
ARTICLE 12. - CONDITIONAL USE PERMITS GRANTED [renamed from "Temporary and Nontext
Changes" and moved from Article 13]
Sec. 12.01. - Purpose.
Sec. 12.02. - Conditional Use Permits Granted.
ARTICLE 13. – DEFINITIONS [New Article]
Sec. 13.01. - Definitions.
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Appendix
Future Land Use Map
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Zoning Map
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Seabrook Zoning Ordinance Update
Online Engagement Summary
July - August 2026
Online Engagement Summary
About the Online Engagement Summary
A project website was launched to inform the community and gather input for the Zoning Ordinance
Update. On the website, the community had multiple ways to provide input for the update,
including an online survey, interactive mapping tool, and online comment submissions. This
summary compiles the results of the input received to date.
An online survey was launched to gather input from the community regarding the priorities of the
community and opportunities for the Seabrook Zoning Ordinance. The survey was open from July
28, 2026, to August 28, 2026. The survey could be accessed either by using a computer or a mobile
device and could be translated into Spanish with the click of a button. The survey was promoted on
the project website, flyers, and social media. This summary presents the results of the online
survey. A total of 45 participants took the survey. When reviewing this summary, please note that
participants are not required to answer every question, and some questions require multiple
responses. This means some questions may have more or fewer responses than the total number
of survey participants.
An interactive mapping tool was also posted on the website, providing community members the
opportunity to drop a pin on a map and tell the project team what they love about Seabrook. This
information helps to understand how to update the zoning Ordinance to change or not change
certain aspects of the community.
Key Takeaways
•
Improve the clarity, usability, and consistency of the Zoning Ordinance through concise and
user-friendly language.
•
Manage industrial and Port-related development impacts on surrounding areas.
•
Preserve parks, trails, green spaces, and waterfront access as defining elements of
Seabrook’s community character.
•
Consider the impacts of increased residential density within established neighborhoods,
including changes to lot sizes, parking, drainage, greenspace, and neighborhood character.
•
Balance business visibility along SH 146 with signage that reflects Seabrook’s community
character.
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2
Online Survey Responses
General Questions
1. What best describes your connection to the City?
Select all that apply
Total Responses: 84 | Total Respondents: 45
What best describes your connection to the City?
Resident
43
Property Owner
25
Business Owner
5
4
3
2
1
1
0
Member of a Board or Commission
Other
Engineer, Architect, Surveyor, or Planning Professional
Regular Visitor
Realtor
Developer/Builder
0
5
10
15
20
25
30
35
40
45
50
What best describes your connection to the City?
#
1
2
3
Other (Please Specify) Comments:
Employee
Employee
City Employee
2. How familiar are you with the City’s Zoning Ordinance?
Select One
Total Responses: 45 | Total Respondents: 45
How familiar are you with the City's Zoning Ordinance?
Very familiar
6
Slightly familiar
13
Somewhat familiar
11
Not familiar
15
0
2
4
6
8
10
12
14
16
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3
3. Have you ever used or interacted with the Zoning Ordinance?
Select One
Total Responses: 45 | Total Respondents: 45
Have you ever used or interacted with the Zoning Ordinance?
Yes, frequently
3
Yes, occasionally
15
Not sure
7
No
20
0
5
10
15
20
25
If yes, please explain:
#
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Additional Comments
I have read it in regards to new PUDs
multiple violations in my neighborhood
to lookup information
various projects
City permits for several building projects
Checking to see what the restrictions are on my property
Just browsing them
Commercial Realtor
Looked to see what properties were single family residential
Just glanced at it.
I am an employee
I like to cross check PUDs with existing zoning.
As a member of P&Z and City Council
I use it daily with my job.
Replanted some property
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4. Overall, how would you rate the existing Zoning Ordinance?
Select One
Total Responses: 44 | Total Respondents: 44
Overall, how would you rate the existing Zoning
Ordinance?
Excellent
1
Good
7
Fair
12
Poor
3
Very Poor
3
N/A
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0
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5. If you have used the ordinance, how easy was it to find the information you
needed?
Select One
Total Responses: 44 | Total Respondents: 44
If you have used the ordinance, how easy was it to find the
information you needed?
Very easy
3
Somewhat easy
4
Neutral
7
Difficult
10
Very Difficult
1
N/A
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6. What is the biggest challenge you experience when using the Zoning
Ordinance?
Participants provided open-ended responses.
Total Responses: 15 | Total Respondents: 15
What is the biggest challenge you experience when using the Zoning Ordinance?
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Trying to understand exactly what things mean is arduous and difficult. Some links are incomplete or
don’t work, and documentation is habitually cluttered with vague or overly wordy explanations.
Zoning enforcement people do not follow through on code violations in my area, they either do not
attempt to enforce obvious code violations, or their supervisor does not support them.
Finding specific information I look for
trying to decipher the language to understand what it said
My biggest challenge was finding the information on the city website
slow down a little on FEMA
Finding relevant sections
Wish it was more simple language and not so much referring to other sections.
Haven’t used ordinance
Na
It needs to be more concise. If ordinance is the same in multiple locations, just list those in the body of
the ordinance. This would make it easier to find and update.
I have to click individual links to each section. It didn't work well when I attempted to perform a text
search. Not specifically for zoning but as an example, I was looking for driveway rules and for trash can
rules (separate occasions) and I could not locate the relevant text.
It has been my experience as a member of Council that the general population does not understand the
state requirements for zoned Communities. In that, zoned Communities must provide a zone for all
businesses and if a developer submits a plan for a development in an approved zone that meets all local
building requirements, they must by law be granted approval.
One of the biggest challenges with the current zoning ordinance is the repetitive listing of prohibited
uses within each zoning district. Rather than repeating the same information in every individual zone,
the ordinance would be more efficient and easier to navigate if all uses that are not permitted were
consolidated into a single section or table. This approach would: (1)Reduce redundancy throughout the
ordinance. (2) Make updates easier by requiring changes in only one location. (3) Improve readability for
staff, developers, and the public.
Now I am about to look at the zoning ordinance. We just bought a house here, so this will be important.
Page 37 of 86
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7. Which of the following should be the highest priorities for the Zoning Ordinance
Update?
Select up to three
Total Responses: 110 | Total Respondents: 41
Which of the following should be the highest priorities for
the Zoning Ordinance Update?
Clarify confusing regulations
Reduce conflicting standards
Eliminate outdated provisions
Address redevelopment challenges
Simplify application procedures
Improve definitions and terminology
Make regulations easier to administer
Update development standards
Improve organization and formatting
Improve graphics and illustrations
Other
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Additional Comments
Have code enforcement employees report and issue citations on violators, or hire some that are willing to
do the job.
I would like to actually follow the master plan.
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8. Are there regulations that are unclear, difficult to interpret, or frequently
misunderstood?
Participants provided open-ended responses.
Total Responses: 8 | Total Respondents: 8
Are there regulations that are unclear, difficult to interpret, or frequently misunderstood?
#
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N/a
No, just violations that are not enforced.
yes
I'm not sure as I don't frequent the ordinance, but I've had trouble finding information in the past.
Items not listed on the matrix are not allowed in any zone. That should be stated in comments. This
would make it easier to enforce, and our citizens would be less confused when trying to do
something on their property.
No more PUDs please. Also I am weary of adversarial politics and "can't change it now" attitudes.
People who hold undeveloped land are NOT entitled to that land being sold for the price they can
get from a developer who doesn't want to follow the city master plan.
Zoning residential for business unclear how or when this changes
yes
9. What obstacles make redevelopment or reinvestment more difficult?
Participants provided open-ended responses.
Total Responses: 12| Total Respondents: 12
What obstacles make redevelopment or reinvestment more difficult?
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We’re running out of practical usable space.
N/a
It will not do any good to reinvent something that is currently not enforced.
jumping through all the hoops
The obstacles are created by the City of Seabrook trying to put development in every green space
of our city.
Detention ordinance
There should be obstacles. Residents want to keep Seabrook a largely residual single family city
Community opposition
Our development market seems saturated, and we need to pause and let the dust settle. We have
empty apartments for rent. We have single family homes on the market. We have loads and loads
of empty retail space. We need to utilize what's already built instead of building more space that
will just sit empty.
Citizens being ill-informed
Flood zones, lack of understanding
slow city process
Page 39 of 86
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10. Are there any land uses that you believe should have greater or fewer
development restrictions?
Participants provided open-ended responses.
Total Responses: 20| Total Respondents: 20
Are there any land uses that you believe should have greater or fewer development restrictions?
#
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We should preserve our natural areas. This is Seabrook’s culture and makes it special. We bought a
house here 1 year ago and feel very concerned that the quality of this area may rapidly decline.
I think for LI there should be a tight restriction on hazardous chemicals. It’s a very broad statement.
What is the highest corrosivity, flammability, level of oxidizer we consider corrosive?
All land uses should have greater development restrictions.
NA
Historical areas need greater preservation
yes, our open areas should have greater restrictions
Land along Red Bluff Road should have greater restrictions. Any land south of the port berm shall not be
used for commercial or industrial development.
no more apartments.
Do not allow further subdivision of already platted lots
It would be nice for tiny houses, ADUs, alternative housing allowed such as container homes …
Any Seabrook property North of Red Bluff and East of 146 should be deemed Light Industrial and setup
for warehousing, up to and including the land between the fire field and water treatment facility.
Keep out warehousing and trucking. Don't want additional multi family.
Apartments...we have more than enough and they are overcrowding our schools.
It's been stated that if Port of Houston purchases the Lazarri tract, the Port will not be subject to the
city's master plan. How can that be? That seems wildly inappropriate!
I'm not opposed to the warehouse there, but a lot of folks are. There needs to be a Q&A rather than a
council meeting if this comes up again. Developer needs to present a plan with guarantee commercial
truck traffic will not ever utilize todville, red bluff, or any street adjacent to residential areas; to place a
green belt buffer and a tastefully landscaped retention pond to shield view from residential streets. In
this way, they are honoring the spirit of C1 zoning.
We need to retain our parks and trails.
I’m not sure if our small grocery store is under a zone regulation but a city the size Of Seabrook
deserves a larger store. We currently shop in La Porte or League City for a larger variety of goods. It
would be better if these dollars could stay in our own community.
Trails and area around them more restrictions. The plant near the port and Seabrook is awful...smell,
light pollution, looks terrible
Business development
Stop approving PUDs and stick to the original city master plan
Less apartments or specifications for Apartments.
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11. Would you support changes to the signage regulations along SH 146 that allow
business more visibility from the roadway, such as taller signs or larger sign
faces?
Select One
Total Responses: 42| Total Respondents: 42
Would you support changes to the signage regulations
along SH 146 that allow business more visibility from the
roadway, such as taller signs or larger sign faces?
Strongly support
Somewhat support
Neutral
Somewhat oppose
Strongly oppose
Unsure
7
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Please explain your response or share any concerns or suggestions regarding business signage along SH 146.
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Additional Comments
Signage is needed for the few businesses we have that are back further from 146. The businesses on 146
need little revision in terms of signs. We are currently only getting to them from the feeder So we’re
going slow enough to see them. But we need businesses for the signage to be effective.
Without better restrictions for a more unified look, cluttered, and visually unappealing signage creates a
cold/uninviting atmosphere. Commuters are more likely to pass us by and continue on to Kemah.
I've been through cities ugly with signage (billboards after billboards) blocking the skies, it looks cheap and
poorly reflects a city. If a nice tower signage ?
Businesses should have highway signage along 146 to show travelers that we are a community open for
business
I think signage is important but the look needs to have the vibe of the community. Not the harsh look the
state signs have.
uniform signage.
In general, signage clutter all over the city needs to be reduced. It is currently out of control--tacky, tacky.
So we sure don't need bigger or more signs on SH 146. Should use the opportunity of fresh start in the
corridor to make it more attractive, not less. In today's world, signs are a much less important way that
people find businesses than it used to be.
Our signage rules are ridiculous anyway, but to start by allowing larger pylon or monument signs along
146 is a help, what it would be defined as... that is a good question... the old mirimar center is a good
point of reference that I am okay with. Downtown should be allowed to have signs as well. We can make
the signs out of wood and have them look super cute and fit in with the aesthetics we want, but no signs
downtown is dumb.
The community worked very hard years ago to try to clean up the visual clutter of Seabrook. It's better
now, but allowing taller and larger signs would be a huge stepback. Please, that's a BIG NO!
We dont want to look like Pasadena. Keep it small and unobtrusive
High wind speed can be a factor during storms. An overabundance of signage deters from the small-town
aesthetic of the area.
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Please explain your response or share any concerns or suggestions regarding business signage along SH 146.
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Additional Comments
Currently Seabrook looks like every other formerly popular town that got absorbed into urban space with
the addition of an elevated highway. The empty retail space is the most uninviting aspect of our city!
I want to see a seasonal market, especially fall and winter, set up in the parking lot at MiraMar. The
Christmas lights and a "German Christmas Market" feel could be a huge draw for out of town guests.
Considering that limited number of exits from 146, I do not believe sign size or elevation would have much
of an impact on the businesses. Specific or general signs at exits may be of some benefit, however, signs
for specific businesses should require financial participation of the business in the cost of the sign.
The lack of maintenance on the signs.
I would support any regulations to attract traffic towards businesses.
Need 146 signs...exit here for Tookies seafood, McDonald's, hotels etc. Other states do this.
Not uniform
The city has been saying they'll make/allow signage for years and never does so what's the point.
I only see the signs for Kemah--and they seem fine. All the nice stores need to come back.
Like the small town concept. Big signs do not look good.
Page 42 of 86
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12. Would you support allowing smaller residential lots (as small as 4,000 square
feet) in selected areas of the City to increase housing choices and encourage
redevelopment of vacant properties?
Select One
Total Responses: 44| Total Respondents: 44
Would you support allowing smaller residential lots (as
small as 4,000 square feet) in selected areas of the City
to increase housing choices and encourage
redevelopment of vacant properties?
Strongly support
Somewhat support
Neutral
Somewhat oppose
Strongly oppose
Unsure
5
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Please explain your response or share any concerns or suggestions regarding implementing smaller lot sizes in
certain areas of Seabrook
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Additional Comments
The area does not need increased development to be better-it needs to be preserved.. I’m shocked
1
about the possibility of the warehouse development.
Smaller lot sizes lead to neighborhoods with more rapidly declining property values. A poorer quality
2
of life.
Smaller lot sizes can work in our favor IF there is strict oversight and the overall vision is adhered to.
3
The state of existing properties with smaller lots and multifamily homes in the Seabrook area is poor.
This leads me to wonder about the long term impact to the area.
this would allow for developers to cater to the rental market bringing undo stress on the surrounding
4
homeowners. this would also decrease the neighboring property values
5
NA
6
We need affordable housing and this might present another option to get that
Small lots can be nice for seniors, small families, first homes and singles it will bring new people into our
7
city and reduce decrepit homes
8
Stop adding more residences. The more concrete, the more we will flood.
Not enough room for single family. It might be OK in limited circumstances like a small existing lot that
9
can’t otherwise be developed.
10
I would not want mobile homes or RV's using the lots.
We don't live in Seabrook for density. We live in it for green space, a visually open vibe, and even a rural
feel in some areas. I also don't think that a survey should EVER contain a value judgement such as
11
"minimum lot sizes make redevelopment harder" then ask people if they support smaller lot sizes.
That's a sales job, not a survey.
Not just smaller lots, but allowing more than two residences on the regular sized lots. There are many
12
seniors, especially, who would benefit by living in smaller residences within a small community, maybe
4 units on a property.
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Please explain your response or share any concerns or suggestions regarding implementing smaller lot sizes in
certain areas of Seabrook
#
Additional Comments
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Who would make that decision??
I am not sure what the minimum lot size is now, but I do not support lots smaller than 6,000 sqft., which
is already not very much land to build on.
It would have to be on a case by case basis with approval of surrounding residents.
We should have larger, not smaller lot sizes outside of old Seabrook. Small lots will lead to cheap
housing, cheap people, and dilapidation. It's not like Seabrook had a housing problem. Lots of
available land.
If you start cramming houses together on small lots we will look like an inner-city neighborhood....
Infrastructure Strain: Packing more homes into smaller footprints increases pressure on local sewer
lines, water supply, and stormwater drainage, raising the risk of localized flooding, which has already
gotten worse since the bypass was built.
Parking and Traffic Congestion: Narrower lots and multi-vehicle households lead to severe on-street
parking shortages and tighter, more dangerous neighborhood streets which we already have a problem
with. Add that with the lack of sidewalks.
Property Stability: Rapid and incompatible redevelopment can diminish the long-term stability and
predictability that homeowners expect in their communities.
A nice patio home neighborhood would be fine.
Absolutely positively NO SMALLER LOTS. Nobody actually wants postage stamp lots to live on. I have a
third of an acre and frankly I consider that too small.
The only people who benefit from this are developers who get to build houses with higher density. I
frankly don't care if the undeveloped land is less attractive to developers. Land ownership is an
investment and investment carries risk. Nobody is guaranteed that their piece of land will attract a
buyer at the price they think they should be able to sell for, and it is a disservice to the residents of the
city of Seabrook to bend the zoning just so these lots can be developed.
My concern regarding increased density is based on increased street parking and its accompanying
issues. If the new homes were built on "stilts" with on lot premise parking for four vehicles, then it
might work.
I prefer to see development on the vacant tracts of land. Seabrook has a lot of narrow properties that in
order in install utilities and streets lots need to be reduced in size.
As long as those regulations would not allow “sore thumb” construction in those spaces.
Houses are already too close together. Communities would be over crowded.no green space
Terrible idea. Terrible for existing home values, terrible for esthetics, invites low income and renters
which will diminish overall look and value of surrounding areas. Not good for city tax income in the long
run either. Sounds like a good idea but it'll dissuade future builders and buyers of high value homes and
will only benefits those wanting to build cheaply. The city needs to do right by the residents already
here, not those who want to build more and more and more and non existent residents.
I would support townhomes and small yards over run-down apartments.
In the Heights in Houston we have 5,000 sq ft minimums. That is fairly small if new houses are being
built
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13. What is an example of a development in Seabrook or another community that
reflects the quality you would like to see in the future?
Participants provided open-ended responses.
Total Responses: 20 | Total Respondents: 20
What is an example of a development in Seabrook or another community that reflects the quality you would like to see in
the future?
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Less development makes us special.
We have no places where people will go to stay for a few hours and walk around. Everything is a one and done. The
only positive we have is the trails. The business layout is horrible. There’s too many apartments. Shops that people
use are far apart. Traffic patterns to those shops aren’t good, and we need a grocery store.
NA
We need better infrastructure to support the growth. Aging waterlines, old streets, limited. Sidewalks etc.
I like old Seabrook with it's diverse home from huge mansions to simple cottages, a variety makes a place seem warmer.
Small town feel, leave it alone and allow more small businesses. Fill the already vacant spots!
Things that encourage different forms of transportation (walking, biking, golf carts. etc.) other than traditional vehicles.
For example, it is especially difficult to travel along Toddville and anything other than a car. Any future plans should
consider widening that space to include walking trail or sidewalk as well as biking accommodations that gets people out
of the traffic. I’m sure there are other areas in Seabrook, where this is the case. Hopefully the repaving of roads, etc.
will take things like this into consideration.
More natural spaces instead of empty buildings. Less concrete. More amenities near the water.
To be honest, nothing newer in Seabrook is something I care to see repeated.
Wish Seabrook was open to alternative housing
All of the area North of Red Bluff and East of 146 should be rezoned so that no matter what, a warehouse... COLD OR
NOT. I am supper frustrated over the city turning down the cold storage facility. NO ONE IS GOING TO BUILD
RESIDENTIAL THERE... and we do NOT need another park. The point East of 146 on the channel should be rezoned. It
needs to be some kind of entertainment district. We need something that will separate us from Kemah, but it should
not be trash and unkept property with a few scattered fish markets.
Keep any development small scale in accordance with the Master Plan and Seabrook's unique flavor.
We need larger lots and houses to maintain a wide open feel.
Seabrook needs to focus on the developments they have already done rather than looking at developing more. Clearing
unnecessary space and animals losing homes all while the new buildings sit empty and older ones fall are falling apart.
Unique, experience-driven businesses with the potential to attract visitors from nearby counties. iFly. Rock climbing.
Indoor recreation for youth and adults.
El Mar Village; Seabrook, TX
The strip in front of the Towers of Seabrook is nice. Too bad it’s under used. Would like to know the issue here. Could
affordable rent incentives be implemented to attract business owners. Certainly some rent collected is more beneficial
than years of NO rent collected.
Seabrook island and mystic village
How about fill up existing, empty lots. No new developments that don't directly help home values or increase quality
of life for EXISTING residents.
Houston Heights. Duplex community north of NASA. South of Bay Area and west of Space Center Dr. The only people
who benefit from this are developers who get to build houses with higher density. I frankly don't care if the
undeveloped land is less attractive to developers. Land ownership is an investment and investment carries risk. Nobody
is guaranteed that their piece of land will attract a buyer at the price they think they should be able to sell for, and it is a
disservice to the residents of the city of Seabrook to bend the zoning just so these lots can be developed.
Page 45 of 86
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14. If the City could improve only one thing in the Zoning Ordinance, what should it
be?
Participants provided open-ended responses.
Total Responses: 17 | Total Respondents: 17
If the City could improve only one thing in the Zoning Ordinance, what should it be?
#
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Additional Comments
Natural areas need to be protected. The $$$ used for Pomadaro should have been used for land
purchase for nature.
Use fewer PUDs.
Reevaluate and improve what is required to make new & existing buildings/warehouses/apartments
visually appealing and more inline with an overall vision that should emphasize our location I’m built on
our current parks and trail systems.
These sites have tremendous potential, especially ones that sit along 146. Rather than treating them as
isolated commercial lots, they could become part of a recognizable “Seabrook Coastal Prairie Corridor”
that celebrates the city’s natural identity.
Overall Design Vision
Instead of expanses of mowed turf and exposed concrete, the corridor could feature: (1) Native coastal
prairie meadows; (2) Rain gardens that capture stormwater; (3) Live oaks and cedar elms for shade; (4)
Native grasses that move in the Gulf breeze; (4) Pollinator habitat; (5) Oyster shell and crushed shell
landscape accents; (5) Weathered wood, corten steel, and stone rather than brightly painted concrete;
(6) Interpretive signage explaining the local prairie and bay ecology
The result would feel more like the entrance to a coastal nature preserve than a typical suburban
commercial strip. In conjunction with Kemas boardwalk, the potential to pull in guests for dining and
shopping increases substantially (could be a potentially good use of EDC funds if it falls within their
wheelhouse… to assist existing businesses with building & lot improvements to meet such regulations).
Hire code enforcement officers that will actually enforce the ordinances.
Easier to obtain information and answer growth is great, taxpayer base is great, but infrastructure
needs to be heavily considered and placed on the developer to provide the upgrades needed
Please stop these huge developers from taking so much land and turning it in to a cookie cutter
subdivision
More small business, fill the vacant store fronts that already exist
Consider noise to existing residences and not adding more traffic.
Not sure where it fits in the zoning ordinance, but need to look at pavement coverage. Paving over lots
in Old Seabrook like is happening along Second Street (can't call it Main Street--that was silly too)
destroys the character of the area. If it is parking requirements driving that, reduce parking
requirements. Or restrict what types of businesses are allowed if paving over the whole area is required
to provide required parking. Small bungalows surrounded by parking lots are not the look and feel we
want.
Simpler and straight forward wording
Zone larger lots on Todville above hammer and for all new residential development to maintain the
open feel.
Organization
Actually follow the master plan
Educating, at a fifth-grade level, the public on all of the issues related to zoning including activities by
the Texas Legislature.
Signs on highway for our business and restaurants
Stop approving PUDs.
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If the City could improve only one thing in the Zoning Ordinance, what should it be?
#
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Additional Comments
More access to nature and water. That is what draws people here. Redevelopment of 146 should be
closely monitored. But, I really need to look at everything. We drive all the way to South Shore Harbor
to work out and use the pool. I know that would be a huge investment here, but something like that
would be amazing. Even a planet fitness would draw more people. Unfortunately Snap fitness just
does not offer the lifestyle. From talking to my neighbors a lot of early retired adults are moving here
along with the young adults. I moved here to live right down the street from my grandchild, but I want
development to be different. We don't need another dollar store.
15. Is there anything else you would like the City to consider during this Zoning
Ordinance update?
Participants provided open-ended responses.
Total Responses: 15 | Total Respondents: 15
Is there anything else you would like the City to consider during this Zoning Ordinance update?
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To develop high rise and dense housing and industry is a betrayal to the community. We moved here for
the coastal birding trail and nature.
Tighter restrictions on when PUDs can be used. They should be a rare exception.
Set a higher standard for the future of this city, there is still time to change our trajectory.
Start enforcing the codes and ordinances that currently in effect.
Don't allow the port to encroach into our small town more than it already has.
No more warehouses or industry.
Make sure that new businesses are not noisy (e,g., outdoor music). We get more than enough of that
from Kemah. Whether through landscaping requirements or restrictions on impermeable surface, don't
design new commercial area like where the CVS and Auto Zone are to be just buildings stuck on seas of
hot concrete.
Remember “less is more”!
Instead of just offering EDC assistance, I think it would be nice to see a TIRZ setup along with the
rezoning of the point.
Keep out port related commercial and industrial and no more multi family.
I really wish you would implement a parking ordinance like El Lago where there is no overnight parking
on the street. It is now a game of chicken to drive down the main artery in Seabrook Island and Lake
cove. It is terrible that people with an 8 car driveway park 2 in drive and 2-3 on the street...along with
all their neighbors. Makes it almost impossible to see kids playing to close to the road.
Seabrook has already changed for the worse, so we might as well just keep digging its grave.
Do not decrease lot size requirements. Do not provide more flexibility. Incentive businesses who want
to use existing space. Like, whatever happened to the VR that was supposed to go in above Mario's?
Now the gym next door has left an empty space as well! Penalize land owners and property managers
who let their buildings sit vacant by demanding exorbitant rent or by lack of maintenance!
I’m in favor of seeing our trees and vegetation stay over clearing of land for vacant commercial
buildings. Not sure where the use surveys have come from but clearly we have built it and they aren’t
coming.
Stop industrial zoning. It's awful. We dont want to look like Deer Park in 5-10 years
Page 47 of 86
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Demographic Questions
The following demographic questions were optional and not required to complete the survey.
Responses help the planning team better understand who is participating in the survey and ensure
that feedback reflects a broad range of the community.
16. If you are a resident, how long have you lived in Seabrook?
Select One | Total Responses: 42| Total Respondents: 42
If you are a resident, how long have you lived in
Seabrook?
0-5 years
6-10 years
11-15 years
16-20 years
20+ years
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17. What is your age group?
Select One | Total Responses: 42 | Total Respondents: 42
What is your age group?
Under 18
18-34
35-49
50-64
64+
0
0
0
11
2
4
6
8
10
12
19
12
14
16
18
20
18. What is your gender?
Select One | Total Responses: 41 | Total Respondents: 41
What is your gender?
Female
19
Male
19
Prefer not to say
3
0
2
4
6
8
10
12
14
16
18
20
Page 48 of 86
Seabrook Zoning Ordinance Update
Online Engagement Summary
17
19. Which of the following best describes your race/ethnicity?
Select all that apply | Total Responses: 40 | Total Respondents: 40
Which of the following best describes your
race/ethnicity?
White
Prefer not to say
Hispanic or Latino
Black or African American
American Indian
29
6
2
1
0
0
5
10
15
20
25
30
35
Which of the following best describes your race/ethnicity?
Additional Comments
#
1
Homo Erectus
2
Employee
3
City Employee
Page 49 of 86
Seabrook Zoning Ordinance Update
Online Engagement Summary
18
Interactive Map Exercise
An interactive map exercise was
distributed on to the project website. The
interactive map allows participants to
drop a pin and express comments on
places favored in Seabrook. This
exercise received 17 contributions.
#
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
Interactive Map Exercise
Additional Comments
Love the nature trails, and the trees that have been added over the years along the
trails along the water.
Would love to see a handicap accessible playground added to the community
Would love to see a handicap accessible playground added to the community
Love the extensive primitive trails that take you through nature and provide wildlife
refuge. Like stepping into another world away from city stressor. I used these routes
to practice 5 to 10 mile walks.
Expanding park to add a dog park. Great be if it for the multi housing developments
on Resdorph
Great job on pickle courts. Lights would be huge bonus.
A cleaner and more visible trail access point would be helpful. Our cycling group
could easily expand our route to follow the Red Bluff bike trail from here.
Our family misses the fishing pier. Park is a great little community spot to gather,
walk trails and relax. The pier is truly missed
Our local cycling group rides the Red Bluff/pine gully trails twice a week. They are a
huge asset to our community.
Bay Area veterans memorial
I enjoy the peace and nature of this area and walking the trails with my dog. The
whole Todville area is the most beautiful part of our city.
Feeding the wildlife
Love the park and can’t wait for the pier to be repaired!
While in Seabrook, don’t miss a stop at the Seabrook Waffle Co. You won’t regret it!
The green space at Brummerhop and Monroe Splash pad are vital outdoor space for
recreation and conservation.
I would love to see the paved basket ball courts used for a recurring community
event in the spirit of the iconic dances at Garner State Park, calling it the
Brummerhop Hop. The event would utilize food trucks to fund simple juke-box music
and lighting, scheduled during early evening hours with careful consideration to the
proximity to neighborhoods.
Like the wildlife park
Love the parks and trails
Address/Location
902 Red Bluff Road
502 Pine Gully Road
Park Drive,
1912 Davey Lane
2505 Repsdorph Drive
2520 Repsdorph Drive
5815 Old Highway 146
605 Pine Gully Road
1912 Davey Lane
1105 Main Street
902 Red Bluff Road
1618 Carefree Cir
605 Pine Gully Road
1322 5th Street
2520 Repsdorph Drive
1100 Red Bluff Road
2400 Hammer Street
Page 50 of 86
Seabrook Zoning Ordinance Update
Online Engagement Summary
19
Additional Project Website Comments
On the project website, visitors can submit additional comments for the Zoning Ordinance update.
The following are comments provided as of the creation of this summary.
#
1
2
3
Additional Project Website Comments
Additional Comments
Keep the warehouses out of Seabrook!
Quit with the apartments
Establish a maximum exterior noise limit of 55 dBA during both daytime and nighttime hours in R1 and R-2 residential districts. Noise protections are especially important where homes may have
setbacks of only five to seven feet—and, in some future developments, potentially even less.
Existing short-term rentals may also be grandfathered under future zoning changes, making
reasonable and enforceable operating standards essential. The goal is not to prohibit ordinary
residential activity, but to ensure that amplified music and disruptive bass do not overwhelm
neighboring homes or diminish the natural experience of the coastal community. Residents and
visitors should still be able to hear the waves, enjoy birdwatching, observe wildlife, and peacefully
use Seabrook’s open spaces and trails. Protecting the community’s natural soundscape is an
important part of preserving its coastal identity.
Page 51 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
August 12, 2026
Community Open House Meeting Summary
About the Community Open House
The project team hosted the Community Open House for the Zoning Ordinance update on August
12, 2026 at the Seabrook Public Works Building. The purpose of the open house was to educate and
inform the community about the zoning ordinance update process. The meeting began with a
welcome from Sean Landis, Assistant City Manager, followed by a short presentation from the
consultant team, Freese and Nichols, Inc., providing an overview of the project. Attendees provided
input on the interactive boards and discussed project matters with the consultant team and City
Staff. More than 10 people attended the event.
Photos From the Event
Page 52 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
2
Key Themes
Feedback received during the Community Open House highlighted several reoccurring themes and
community priorities for consideration as part of the Zoning Ordinance Update. The key themes are
summarized below:
•
Prioritize flood resilience and environmental protection, including protection of
environmentally sensitive areas and addressing drainage and flooding impacts.
•
Manage the impacts of developments in the Red Bluff District on the surrounding land uses
while prioritizing compatible infill development.
•
Balance redevelopment opportunities with neighborhood compatibility and support
development at a scale consistent with existing neighborhoods.
•
Encourage quality development and community amenities and promote development that
complements Seabrook’s character and expands family-oriented recreation,
entertainment, and community gathering spaces.
•
Preserve Seabrook’s community character and green spaces.
Interactive Board Feedback
Interactive input boards were located around the room to inform and gather feedback from the
community regarding opportunities for the City of Seabrook. The following summarizes the input
received from each board during the event.
Where do you live?
Participants placed a dot on the map to identify where they live. (Red circles added for report
clarity.)
Page 53 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
3
Land Use
Are there any land uses that you believe should have greater development restrictions?
Land Use
Car Sales/Display of Vehicles
5
Wind-Driven Signs
1
Off-Premise Signage
0
Outdoor Storage (Primarily Residential)
0
0
1
2
3
4
5
6
Land Use
#
1
Additional Comments
No Industrial Warehouse
Page 54 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
4
Reinvestment/Redevelopment
What obstacles make redevelopment or reinvestment difficult?
Redevelopment/Reinvestment
Floodplain/Environmental Constraints
7
Market/Economic Feabsility
5
Development Regulations
4
Community/Political Support
3
Property Ownership
3
Sign Regulations
2
Infrastructure (Parking, Sidewalks, or Utilities)
2
Zoning Procedures
1
Cost of Development
1
0
1
2
3
4
5
6
7
8
9
Reinvestment/Redevelopment
#
1
Additional Comments
No Industrial Warehouse
Page 55 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
5
Residential Lot Size
As shown in the Zoning Map, most residential neighborhoods in Seabrook are currently zoned R-1,
which generally requires a minimum lot size of 7,500 square feet. In some existing neighborhoods,
such as those zoned R-2 along Repsdorph Road in the Old Seabrook District, lots as small as 6,000
square feet are permitted. Larger minimum lot size requirements can make it more difficult to
redevelop vacant or underutilized properties and may limit opportunities to provide a wider range of
housing options.
Would you support allowing smaller residential lots (as small as 4,000 square feet) in selected
areas of the City to increase housing choices and encourage redevelopment of vacant properties?
Residential Lot Size
Strongly Support
0
Somewhat Support
0
Neutral
0
Somewhat Oppose
2
Strongly Oppose
9
Unsure
0
0
1
2
3
4
5
6
7
8
9
10
Page 56 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
6
Residential Lot Size
Where do you believe smaller lots (about 4,000 square feet) may be appropriate in Seabrook? (Red
circles added for report clarity.)
Page 57 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
7
SH-146 Signage
Would you support changes to signage regulations along SH-146 that allow businesses more
visibility from the roadway, such as taller signs or larger sign faces?
SH 146 Signage
Strongly Support
3
Somewhat Support
7
Neutral
1
Somewhat Oppose
0
Strongly Oppose
0
Unsure
2
0
1
2
3
4
5
6
7
8
SH 146 Signage
#
Additional Comments
1
Signs need to be before exit
2
Welcome to Seabrook
Monument Sign
Page 58 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
8
What is an example of a development in Seabrook or another community
that reflects the quality you would to see in the future?
What is an example of a development in Seabrook or another community that reflects the
quality you would like to see in the future?
#
Additional Comments
1
Community Sports/ Entertainment Complex
2
I’d like for Old Seabrook to be inspired by Old Town Spring (Spring, Texas)
3
The new dog park in Deer Park is amazing! Would love to see this in Seabrook.
4
Skate Park/ pump track; more amenities for the youth.
5
Old Town Spring for feel of community. Also look at Nassau Bay for allowing new development.
Page 59 of 86
Seabrook Zoning Ordinance Update
Community Open House #1 Meeting Summary
9
Is there anything else you would like the City to consider during the
Zoning Ordinance Update?
Is there anything else you would the City to consider during the Zoning Ordinance Update?
Additional Comments
#
1
Go to the state about the port don’t let it go further south
2
Paid parking ordinances
3
Data centers – would it be better than warehousing
4
More commercial on north side (highest elevation)
5
Consider flood impacts
6
Improve communication
7
Permeable surfaces (especially in industrial)
8
Strongly opposed to constellation warehouse
9
Strengthen the tree removal ordinance to maintain the eco-friendly feel of the city
10
Do not write off the North end of Seabrook as industrial keeps a buffer as planned.
11
Make Seabrook a coveted community!
12
Keep Seabrook a Bedroom community with protected greenspace and carefully thought out
development.
Page 60 of 86
C I T Y O F S E A B RO O K
ZO N I N G O R D I N A N C E U P DAT E
Joint City Council / Planning and Zoning Commission
Meeting
October 6, 2026
Page 61 of 86
1
2
3
4
5
MEETING
AGENDA
P ROJECT U P DATE
P UBLI C I N PUT OVE RVIE W
R E V IE W DIAG NO STIC R E P O RT
W R AP UP
DIS CUS S ION
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
2
Page 62 of 86
Project Update
3
Page 63 of 86
About the Project
• Purpose of the Zoning Update
• Evaluate the existing developmentrelated ordinances
• Update and streamline the
ordinances and processes
• Align Zoning Ordinance and Map
with the Comprehensive Master
Plan and align with best practices
Appendix A: Comprehensive Zoning
Article 1. - In General
Article 2. - Administration
Article 3. - Establishment of Zoning Districts
and Associated Regulations
Article 4. - Special Use Regulations
Article 5. - Off-street Parking, Loading, Ingress
and Egress
Article 6. - Sign Standards
Article 7. - Landscaping And Buffering
Requirements
Article 8. - Performance Standards
Article 9. - Nonconformance
Article 10. - Planning And Zoning Commission
Article 11. - Board of Adjustment
Article 12. - Enforcement
Article 13. - Temporary and Nontext Changes
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
4
Page 64 of 86
Month
Project Schedule
2026
2027
1
2
3
4
5
6
7
8
9
10
11
12
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May
Phase 1:
Diagnostic
Phase 2:
Code Drafting
Phase 3:
Finalize and Adoption
• Project Kickoff
• Existing Ordinance and Map
Review
• Community and Stakeholder
Input
• Joint Workshops
• Develop Diagnostic Report
• Module Drafting
• Zoning Map Drafting
• Joint Workshops
• Preliminary Draft – Staff
Review
• Complete Discussion Draft
• Finalize Draft Zoning
Ordinance and Zoning Map
• Community Meeting
• Joint Workshop Review
• Public Hearings and
Adoption
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
5
Page 65 of 86
About the Diagnostic
INPUT
PURPOSE
• Identify proposed updates to
Zoning Ordinance
• Support shared understanding
of updates prior to drafting
• Not an exhaustive list of all
changes
S E A B R O O K
Z O N I N G
• City Council, Planning and
Zoning, Economic Development
Corporation
• City staff
• Seabrook community
O R D I N A N C E
U P D A T E
Page 66 of 86 6
Public Input
Overview
7
Page 67 of 86
Public Input
• July 8 - Joint Workshop
• City Council, Planning &
Zoning Commission, and
Economic Development
Corporation
• August 8 - Community Meeting
• 14 attendees
• July 28 – August 8 - Online Survey
• 45 responses
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
8
Page 68 of 86
Open House Feedback
Prioritize flood resilience and environmental protection, including protection of environmentally
sensitive areas and addressing drainage and flooding impacts.
Manage the impacts of developments in the Red Bluff District on the surrounding land uses while
prioritizing compatible infill development.
Balance redevelopment opportunities with neighborhood compatibility and support development
at a scale consistent with existing neighborhoods.
Encourage quality development and community amenities and promote development that
complements Seabrook’s character and expands family-oriented recreation, entertainment, and
community gathering spaces.
Preserve Seabrook’s community character and green spaces.
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
9
Page 69 of 86
Open House Feedback
What obstacles make redevelopment or
reinvestment difficult?
Are there any land uses that you believe
should have greater development
restrictions?
Land Use
Redevelopment/Reinvestment
Floodplain/Environmental Constraints
7
Market/Economic Feabsility
Car Sales/Display of Vehicles
5
Development Regulations
5
4
Community/Political Support
3
Property Ownership
3
Sign Regulations
Wind-Driven Signs
2
Infrastructure (Parking, Sidewalks, or…
Off-Premise Signage
0
Outdoor Storage (Primarily
Residential)
0
2
Zoning Procedures
1
Cost of Development
1
0
1
1
2
3
4
5
6
S E A B R O O K
7
8
0
9
Z O N I N G
O R D I N A N C E
U P D A T E
1
2
3
4
5
6
Page 70 of10
86
Open House Feedback
Would you support allowing smaller
residential lots (as small as 4,000 square
feet) in selected areas of the City to
increase housing choices and encourage
redevelopment of vacant properties?
Would you support changes to signage
regulations along SH-146 that allow
businesses more visibility from the
roadway, such as taller signs or larger sign
faces?
Residential Lot Size
SH 146 Signage
Strongly Support
0
Strongly Support
Somewhat Support
0
Somewhat Support
Neutral
0
Neutral
Somewhat Oppose
2
Strongly Oppose
9
Unsure
7
1
Somewhat Oppose
0
Strongly Oppose
0
Unsure
0
0
3
1
2
3
4
5
6
7
S E A B R O O K
8
9
10
Z O N I N G
2
0
O R D I N A N C E
U P D A T E
1
2
3
4
5
6
7
8
Page 71 of11
86
Online Survey Feedback
Improve the clarity, usability, and consistency of the Zoning Ordinance through concise and
user-friendly language.
Manage industrial and Port-related development impacts on surrounding areas.
Preserve parks, trails, green spaces, and waterfront access as defining elements of Seabrook’s
community character.
Consider the impacts of increased residential density within established neighborhoods,
including changes to lot sizes, parking, drainage, greenspace, and neighborhood character.
Balance business visibility along SH 146 with signage that reflects Seabrook’s community
character.
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 72 of12
86
Online Survey Feedback
Would you support allowing smaller residential lots (as
small as 4,000 square feet) in selected areas of the City
to increase housing choices and encourage
redevelopment of vacant properties?
Strongly support
Strongly support
5
Somewhat support
Somewhat oppose
5
Somewhat oppose
8
Strongly oppose
7
Strongly oppose
16
6
Unsure
0
0
17
Neutral
2
Unsure
7
Somewhat support
13
Neutral
Would you support changes to the signage regulations
along SH 146 that allow business more visibility from the
roadway, such as taller signs or larger sign faces?
5
10
15
S E A B R O O K
20
Z O N I N G
0
0
O R D I N A N C E
U P D A T E
5
10
15
20
Page 73 of14
86
Online Survey Feedback
Which of the following should be the highest priorities for the
Zoning Ordinance Update?
21
Clarify confusing regulations
Reduce conflicting standards
Eliminate outdated provisions
Address redevelopment challenges
Simplify application procedures
Improve definitions and terminology
Make regulations easier to administer
Update development standards
Improve organization and formatting
Improve graphics and illustrations
Other
19
17
9
9
8
8
6
6
5
2
0
S E A B R O O K
Z O N I N G
5
O R D I N A N C E
10
U P D A T E
15
20
25
Page 74 of15
86
Comprehensive
Master Plan Audit
Page 75 of17
86
Comprehensive Master Plan Audit
Compared Future Land
Use Map against
existing Zoning Map
Evaluated action items/
plan recommendations
for current applicability
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 76 of18
86
FLUM vs Zoning
Location/
District
FLUM Designation
Medium Density
Residential
1
Northwest edge (The
Point on Taylor Lake)
2
North-central (Red Bluff
Retail/ Commercial
Rd.)
3
Seaside RV Resort &
Hotel
4
SH 146 Corridor District
SH 146 Central Corridor
(Primarily Commercial)
R-2 (Res-SF Detached
Small Lot)
5
East Side (Bayway
Drive)
PUD (Residential)
6
Red Bluff District, Light
Red Bluff Rd. Industrial Industrial, Parks and
Area
Recreation, and Public
Space
Light Industrial
7
NASA Road 1/NASA
Pkwy. Marina Area
MMU (Marine Mixed Use)
Retail/Commercial
Mixed Use Lakefront
District
3
6
Current Zoning
1
Office Warehouse
2
4
MMU (Marine Mixed Use)
R-1 (Single-Family
Residential)
Planned Unit
Developments (PUD)/RV
Park
7
5
Page 77 of19
86
Plan Action Recommendations
The Point District
Old Town Seabrook
• Maintain use-based district rather than
transition to form-based district
• Expand range of permitted
entertainment and destinationoriented uses
• Incorporate incentives to enhance
pedestrian-oriented design,
streetscape, high-quality site design
• Review and update parking regulations
to support flexible and efficient parking
strategies
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 78 of20
86
Current Ordinance
Assessment
Page 79 of21
86
Key Themes for the Zoning Ordinance Update
Current ordinance
works well
Reorganize for better
usability
Align regulations with
current needs and
community goals
S E A B R O O K
Z O N I N G
Clarify and modernize
zoning districts
Ensure consistency
with current laws and
regulations
O R D I N A N C E
U P D A T E
Page 80 of 86
Clarify and
Modernize Zoning
Districts
Reorganize for
Better Usability
• Create new article for definitions
and remove regulations from
definitions
• Create new article for all
procedures
• Consolidate all use-related
regulations into one article
• Move parking standards to
permitted uses chart
S E A B R O O K
Z O N I N G
• Consolidate common development
standards, i.e. temporary and
accessory structures
• Convert
dimensional
standards to
tables
O R D I N A N C E
U P D A T E
Page 81 of23
86
Align regulations
with current
needs and
community goals
Ensure
consistency with
current laws and
regulations
• Revise standards for signs along
major highways, including SH 146
• Simplify code language for
readability and ease of use
• Update delegation of authority to
director of community
development
• Remove external architectural finish
requirements
• Align standards for telecomm towers
with federal law
• Revise sign regulations for alignment
with content neutrality requirement
• Revise home occupations
requirements and allowances for
manufactured homes in accordance
with state law
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 82 of24
86
Wrap Up
Page 83 of25
86
Wrap Up
• Draft Code Updates
• Broken down into 3 Modules
• Present drafts to P&Z and City Council
• Dates TBD
www.SeabrookZoningUpdate.com
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 84 of26
86
Discussion
Page 85 of27
86
Discussion
• Do you have any comments or questions about the Diagnostic Report?
• Is there anything you found interesting or surprising?
S E A B R O O K
Z O N I N G
O R D I N A N C E
U P D A T E
Page 86 of28
86
The government’s own published record — read it yourself, then decide what to do about it.
The facilities, the coverage, and the local record for this community.
Not yet recorded. The record stays open — outcomes are added as minutes and vote results are published.
Provenance
Where this record came from. Every source is listed, permanently.
- Agenda Watch · Oct 1, 2026
- DeFlock research desk · Oct 4, 2026
Permanent ID DKT-2026-003350 — this record is never deleted.
Record history
Every change to this record, logged as it happened.
- Oct 1, 2026 Filed on the Docket
- Oct 1, 2026 Full document archived — public record
- Oct 4, 2026 Corroborated by another source DeFlock research desk
- Oct 7, 2026 Record updated
← The full Docket · every meeting, vote, and action on the permanent record · also in the National Record Index.