Levelland launches overhaul of 1981 zoning ordinance; consultants outline nine‑month update and ask for public input

Consultants from Freese and Nichols and members of the Levelland Planning and Zoning Commission and City Council held a public listening session to begin a comprehensive update of the city—s zoning ordinance, which the consultants said dates back to 1981.

David Jones, project manager with Freese and Nichols, described the meeting as a chance for the consultants and elected officials to hear local priorities. "We're here to listen to what your priorities are, the issues that that you see, and help y'all develop solutions for, for moving forward, and growing in in the way that, that y'all envision," Jones said. He said the firm will produce a code diagnostic and then draft code in three modules covering zoning districts and land uses; site development requirements such as landscaping and parking; and zoning procedures including development review and variances.

Why it matters: City officials and residents told consultants the outdated ordinance is hindering housing and commercial development and producing inconsistent results across neighborhoods. "We have a major housing shortage in all aspects," Council member Powell said during the session, citing demand for starter homes, smaller lots and rental units. Council members and staff raised recurring concerns about infill, vacant lots left after demolition of substandard homes, and compatibility of industrial and residential uses in older parts of town.

Participants and consultants discussed specific priorities that the diagnostic will address: whether to end or revise cumulative zoning (the current approach that allows uses permitted in lower‑intensity zones to also occur in higher‑intensity zones); how to regulate tiny homes, accessory dwelling units and manufactured housing; whether to change maximum accessory building sizes; and how to add clearer, more accessible definitions and a simpler ordinance layout. David Jones said the project is "essentially in month 1 of of a 9 month project," and that the draft code will be released for public review during a community review period later in the process.

Speakers pressed for clearer enforcement paths for mobile home parks and properties owned by absentee landlords. Staff and council members described past storm damage to older mobile home parks, inconsistent maintenance, and the difficulty of obligating owners to make repairs when tenants remain in place. Consultants recommended considering minimum property maintenance standards and a rental/registration program to improve points of contact for enforcement and emergency response.

Participants also discussed development standards to shape future investment: members asked whether gateways such as College Avenue, Avenue H and Sherman Avenue should carry higher design or landscaping standards; suggested incentives to nudge higher‑quality design; and said the city should balance predictability for developers with community standards for property maintenance and appearance.

On process, consultants described the three modules, said they will align the ordinance with the 2023 City Infrastructure Master Plan where relevant, and described a public adoption path: release of a discussion draft, community review, and consideration by the Planning and Zoning Commission followed by City Council. Jones and the team noted they would monitor pending Texas legislation that may alter local land‑use authority during the project timeline.

No formal votes or ordinance changes were enacted at the meeting; the session functioned as a listening workshop and diagnostic kickoff. Consultants and staff said they will publish the diagnostic and a discussion draft for public comment and return to future joint workshops for further direction.