Planning commission forwards SUP 2046 for On-site Concrete Solutions office to city council after 4-3 vote

The League City Planning & Zoning Commission on a 4-3 vote recommended that the City Council approve Special Use Permit (SUP) 2046 to allow On-site Concrete Solutions to use an existing 5,629-square-foot building at 2106 Lawrence Road as an office within an RSF-10 (single-family residential) zoned tract.

City planning staff told the commission the structure was built in 2014 as a single-family home and was purchased by the applicant in March 2024 for use as an office. Staff reported the building contains about 4,500 square feet of office space, with the remainder used for storage, and that the site plan proposes 15 parking spaces, landscape buffers along the south and west property lines and a list of ten variances needed to allow the proposed layout.

The planning staff memo noted the site does not conform with the comprehensive plan’s future land-use designation and that the city received a petition signed by three neighboring owners representing about 33.5 percent of the land area within the 200-foot notice buffer. Because the petition exceeded the statutory threshold, staff told the commission that City Council would require an affirmative vote of at least three-fourths to approve the SUP and associated variances.

Members of On-site Concrete Solutions and nearby residents gave competing accounts of current and likely future activity. Bruce Henderson, vice president — materials for On-site Concrete Solutions, said the location will be strictly an administrative office. “All we do in our office is strictly logistics, planning, financing,” Henderson said. He said roughly 15 people would work at the site during normal business hours, that there would be few weekend or evening activities and that the company had agreed to install the landscaping shown in its plans.

Neighbors expressed safety, traffic and infrastructure concerns and said the company already had been operating at the site under a temporary certificate of occupancy. “I don’t want it there. I don’t want the traffic,” said Matt Bowman, a resident within the 200-foot notice area. Other residents raised concerns about increased daily vehicle counts, drainage, and the property’s connection to water and sewer service provided by a utility outside League City limits (WCID 12/Kemah). Resident Robert Blum said he observed equipment and storage beyond the 15-space layout shown in the application and expressed concern about a lift station on the site.

Staff answered technical questions from the commission: the SUP, if granted, would be site-specific to On-site Concrete Solutions and would expire after 24 months if no formal development application were submitted; the applicant would need to secure permits for paving, landscaping and other work shown in the site plan; and drainage requirements would be reviewed and enforced at permit stage.

After public comment and discussion, the commission debated two competing motions and ultimately approved an amended motion that included the variances recommended by staff. The P&Z vote was 4 in favor and 3 opposed; commissioners recorded the recommendation in the record and forwarded the SUP and requested variances to City Council. City Council will make the final decision; because the petition met the statutory petition threshold, a larger affirmative vote will be required at council to grant the variances and the SUP.

The commission’s action is a recommendation only; the City Council will hold the next public hearing and determine whether to adopt the SUP and grant the variances.