Planning & Zoning Commission

PLANNING & ZONING COMMISSION Thursday, June 12, 2025 Council Chamber Regular Session 6:00 PM FIRST FLOOR OF CITY HALL 7008 S. RICE AVENUE BELLAIRE, TX 77401 Agenda Chair Jaime Perkins Vice Chair Commissioner Commissioner Christina Stone Cindy Preble Jonathan Reichek Commissioner Commissioner Commissioner Brian Corales Todd Thurber Joseph Vinas City of Bellaire Texas Page 1 of 27 Agenda Planning & Zoning Commission June 12, 2025 REGULAR SESSION - 6:00 P.M. I. Call to Order, Announcement of a Quorum, and Introduction to Meeting II. Pledge to the Flag (US and Texas) A. U.S. Pledge of Allegiance: I pledge allegiance to the Flag of the United States of America, and to the Republic for which it stands, one Nation under God, indivisible, with liberty and justice for all. B. Pledge to the Texas Flag: Honor the Texas flag; I pledge allegiance to thee, Texas, one state under God, one and indivisible. III. Approval of Minutes From Past Meeting(s) 1. Consideration and possible approval of the minutes of the Regular Session of the Planning and Zoning Commission of the City of Bellaire held on May 8, 2025. Planning & Zoning Commission Minutes - May 08 2025 (Draft) IV. City Council Liaison Report V. Reminder to Persons Desiring to Address the Commission VI. General Public Comments Persons at the meeting who have indicated their desire to be heard on matters of general interest to the Commission, by submitting the form provided shall have (3) three minutes each to present their comments. The Commission is not permitted to fully discuss, debate, or consider items that are not on the agenda. Questions presented to the Commission may be referred to staff. VII. Current Business (Items for Discussion, Consideration, and/or Possible Action) 1. A public hearing to hear any and all persons desiring to be heard on or in connection with potential amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-537, Urban Village-Downtown District (UV-D). I. Presentation of the Public Hearing Process II. Presentation by the City III. Staff Findings IV. Public Comments V. Response of the City VI. Questions from the Commission City of Bellaire Texas Page 2 of 27 Agenda Planning & Zoning Commission June 12, 2025 VII. Invitation for Written Comments Urban Village Downtown - Agenda Statement Report 2. Report and Recommendation on the City of Bellaire’s Draft FY 2025-2030 Five-Year Capital Improvement Plan. CIP Presentation - Agenda Statement Report VIII. Committee Reports IX. Correspondence X. Requests for New Business, Announcements and Comments A. Staff liaison report on the status of projects previously addressed by the commission as well as projects for future meetings. B. The Chair shall recognize any Commissioner who wishes to bring New Business to the attention of the Commission. Consideration of New Business shall be for the limited purpose of determining whether the matter is appropriate for inclusion on a future agenda of the Commission or referral to Staff for investigation. XI. Adjournment WORKSHOP I. Call to Order, Announcement of a Quorum, and Introduction to Meeting. II. Section 24-514a, Parking Requirements, Non-Single Family, Workshop. Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Section 24- 514a, Parking Requirements, non-single family. Parking Workshop - Agenda Statement Report III. Adjournment. In compliance with the Americans with Disabilities Act (ADA), requests for accommodations, interpretive services, or other special arrangements can be provided to assist with your participation in this public meeting. Please contact the City of Bellaire's ADA Coordinator, Melanie Glaze, at (713) 662-8271 or by email at mglaze@bellairetx.gov at least 48 hours prior to the meeting so that reasonable accommodations can be made. The Council Chamber (and City Hall) is wheelchair accessible, and accessible parking spaces are available in the City Hall parking lot. City of Bellaire Texas Page 3 of 27  MINUTES Planning & Zoning Commission - May 08 2025 Thursday, May 8, 2025 @ 6:00 PM Council Chamber PRESENT: Brian Corales, Jaime Perkins, Cindy Preble, Jonathan Reichek, Christina Stone, and Todd Thurber; also present: Brian Witt, Zachary Petrov, Christian Somers, Monique Alejos, Travis Tanner, and Latrice Chatman ABSENT: Joseph Vinas REGULAR SESSION - 6:00 P.M. I. Call to Order, Announcement of a Quorum, and Introduction to Meeting Chair Perkins called the meeting to order and announced a quorum at 6pm. II. Pledge to the Flag (US and Texas) A. U.S. Pledge of Allegiance: Commissioner Corales led the U.S. Pledge of Allegiance. B. Pledge to the Texas Flag: Commissioner Corales led the Pledge to the Texas Flag. III. Approval of Minutes From Past Meeting(s) Consideration and possible approval of the minutes of the Special Session of the Planning and Zoning Commission of the City of Bellaire held on April 10, 2025. Motion: Motion to approve the minutes of the Special Session of the Planning and Zoning Commission of the City of Bellaire held on April 10, 2025. {Moved by Christina Stone, Vice Chair, and seconded by Todd Thurber, Commissioner} RESULT: ADOPTED. MOVER: Christina Stone, Vice Chair SECONDER: Todd Thurber, Commissioner AYES: Brian Corales, Commissioner, Jaime Perkins, Chair, Cindy Preble, Commissioner, Jonathan Reichek, Commissioner, Christina Stone, Vice Chair, and Todd Thurber, Commissioner ABSENT: Joseph Vinas, Commissioner City of Bellaire Texas Page 1 of 3 Page 4 of 27 Minutes Planning & Zoning Commission May 8, 2025 IV. City Council Liaison Report Brian Witt talked about an upcoming event for the residents to discuss the bond for the wastewater treatment plant options. City Council is still working on Chapter 24 amendments that were previously sent. Other topics of discussion during the last meeting were speed bumps, the increase in crime and changes in short-term rental requirements. V. Reminder to Persons Desiring to Address the Commission VI. General Public Comments There were no public comments. VII. Current Business (Items for Discussion, Consideration, and/or Possible Action) There was no current business. VIII. Committee Reports There were no committee reports. IX. Correspondence There was no correspondence. X. Requests for New Business, Announcements and Comments A. Staff liaison report on the status of projects previously addressed by the commission as well as projects for future meetings. Monique Alejos stated that the next meeting is June 12 which will include a Public Hearing about the UVD changes. B. The Chair shall recognize any Commissioner who wishes to bring New Business to the attention of the Commission. Consideration of New Business shall be for the limited purpose of determining whether the matter is appropriate for inclusion on a future agenda of the Commission or referral to Staff for investigation. Commissioners had no new business. XI. Adjournment Chair Perkins adjourned the meeting at 6:11pm. . WORKSHOP Call to Order, Announcement of a Quorum, and Introduction to Meeting. City of Bellaire Texas Page 2 of 3 Page 5 of 27 Minutes Planning & Zoning Commission May 8, 2025 **Chair Perkins called the workshop to order and announced a quorum at 6:11pm. Section 24-537, Urban Village-Downtown (UV-D) Workshop. Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Section 24-537, Urban Village-Downtown District (UV-D). **Councilwoman Catherine Lewis presented her suggestions to the Commissioners about the zoning heights and setbacks for the UVD. **Gary Mitchell from Kendig Keast Collaborative (KKC) presented Chapter 24 proposed amendments consisting of text changes reducing the maximum density and other standards for multi-family residential uses within UV-D, including the removal of by-right multi-family development, revisiting the allowance of small-lot attached residential development, revisiting the maximum building height allowed in the district and separating development standards for “small scale” versus larger lot developments in the district, with the intent to provide more applicable site-specific zoning guidance. Commissioner Stone asked about the limit of 5 townhouses in one area and how this number was chosen. Mitchell stated that the number of townhouses was determined earlier in the planning stage. Commissioners suggested changing the number from 5 townhouses to 3 grouped together. Mitchell also discussed the additional handout showing the text changes to the outdoor seating parameters and addressed the suggestions from Councilwoman Lewis’ presentation. Commissioners discussed modifying the height-setback plane by lowering the initial height near residential property to 17 feet instead of the current 27 feet for commercial properties. They also discussed adding hotels to the specific use permit list. The Commission requested that staff add “Parking” as an agenda item when the discussion of the CMU district starts. Adjournment. **Chair Perkins adjourned the meeting at 7:55pm. City of Bellaire Texas Page 3 of 3 Page 6 of 27  AGENDA STATEMENT City of Bellaire MEETING: Planning and Zoning Commission – June 12, 2025 PREPARED BY: Monique Alejos, Development Review Coordinator DEPARTMENT: Development Services ITEM TITLE: A public hearing to hear any and all persons desiring to be heard on or in connection with potential amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-537, Urban Village-Downtown District (UV-D). RECOMMENDATION: This item is for public hearing only. BACKGROUND/SUMMARY: In 2024, City Council passed the adoption of the updated Comprehensive Plan for the City of Bellaire, Texas. In the Comprehensive Plan, there were “Actions for Land Use and Community Character” that were listed as action items to be completed by the Planning and Zoning Commission and City Council. On December 12, 2024, the Planning and Zoning Commission held a public hearing on potential Chapter 24 amendments. Most of the proposed amendments consisted of text changes throughout the chapter to remove outdated information, but some amendments consisting of substantive changes were related to Section 24-512, Fence and Wall Regulations, and Section 24-537, Urban Village- Downtown District (UVD). This public hearing was intended to be the first of multiple public hearings relating to the proposed Chapter 24 recommendation from the approved Comprehensive Plan. On January 9, 2025, the Planning and Zoning Commission recommended the approval of the proposed Chapter 24 amendments to City Council. City Council held a public hearing on the proposed Chapter 24 amendments on March 3, 2025, and adopted the proposed Chapter 24 amendments on May 5, 2025. The next step in the Comprehensive Plan implementation relates to updating zoning ordinances in Section 24-537, Urban Village Downtown District (UV-D). During the Planning and Zoning Commission meetings, on February 13th, March 20th, April 10th, and May 8th, the Commission held workshops reviewing the current ordinances in the Urban Village Downtown (UV-D) District, and creating potential revisions to the section. The potential amendments include but are not limited to: • Revising the permitted use of multi-family dwellings to be allowed only through an approved Planned Development application, as part of a Mixed-Use Development. • Removing the “zero set-back” requirements for front yards and proposing a minimum “street- facing yards”. • Reducing the maximum building height allowed in a Planned Development from 79 feet to 53 feet. Page 7 of 27  CITY ATTORNEY REVIEW: ☐ Yes ☑ No Page 8 of 27  DRAFT for 06.12.25 Planning & Zoning Commission Public Hearing PART II - CODE OF ORDINANCES Chapter 24 PLANNING AND ZONING Chapter 24 PLANNING AND ZONING1 ARTICLE V. ZONING REGULATIONS2 DIVISION 2. ZONING DISTRICT REGULATIONS Sec. 24-537. Urban village-downtown district (UV-D). A. Purpose. (1) Generally. This district provides for a mix of uses and style of development intended to reinforce the "small town" downtown feel desired by Bellaire residents, including opportunities for shopping, services, dining and entertainment. While Bellaire residents and visitors frequent the area for convenience shopping and multi-purpose trips, it has not offered the typical experience of a destination downtown given how this primary commercial area in Bellaire developed over time without a traditional Main Street or other focal point for typical downtown amenities. The district is also a high-profile area of the community given its proximity to busy Bellaire Boulevard and its bifurcation by the Bissonnet diagonal. District standards require that more visible landscaping and green elements be incorporated on all sites, including within off-street parking areas and any higher- intensity residential or mixed-use developments that emerge within the district. (2) Character. This district is intended to support a transition to a more Urban development character through redevelopment in the core downtown area. This could provide the critical mass the area has always lacked to spur greater foot traffic and extended visits that are essential to a vibrant mix of retail, service and hospitality businesses. Encouraging housing options adds another important element by putting full-time residents in the area with expectations for a safe and hospitable environment in which to live, recreate, and host guests and visitors. Keys to an Urban character are relatively small block sizes (or pedestrian routes through larger blocks), more intensive site development and coverage, reduced reliance on off-street surface parking, and greater architectural enclosure of public streets and spaces to support a pedestrian orientation. 1 State law reference(s)—Municipal zoning authority, V.T.C.A., Local Government Code § 211.001 et seq.; zoning commission, V.T.C.A., Local Government Code § 211.007; comprehensive plan, V.T.C.A., Local Government Code § 213.002; board of adjustment, V.T.C.A., Local Government Code §§ 211.008—211.013; zoning districts, V.T.C.A., Local Government Code § 211.005; regulation of signs by home-rule municipality, V.T.C.A., Local Government Code § 216.901; regulation of political signs by municipality, V.T.C.A., Local Government Code § 216.903; municipality may regulate parking on private property, V.T.C.A., Local Government Code § 431.001. Federal law reference—Preservation of local zoning authority concerning wireless telecommunications facilities, 47 USC 322(c)(7); limited Federal preemption of state and local zoning laws affecting amateur radio facilities, Memorandum Opinion and Order, PRB-1, 101 FCC 2d 952 (1985) and 47 CFR 97.15(b); Religious Land Use and Institutionalized Persons Act, 42 USC 2000cc et seq. 2 State law reference(s)—Districts, V.T.C.A., Local Government Code § 211.005. Bellaire, Texas, Code of Ordinances Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 1 of 12 Page 9 of 27  (3) Uses. This district provides for a mix of commercial, office, civic and entertainment uses appropriate for an Urban character setting, and especially for new residential presence to add built-in demand for local shopping and services. Land assembly and master-planned development is encouraged, as is vertical mixing of uses in buildings that accommodate upper-floor residential, office or other uses above street- level retail and services. This pattern is most appropriate in pedestrian-oriented areas, but also along busy arterial streets through the district where frontage properties are less conducive for stand-alone residential use. Unusually shaped and undersized building sites, caused by the diagonal orientation of Bissonnet through the community, pose a particular challenge in some parts of the district, which is also good reason to encourage more vertical development where appropriate. B. Uses. (1) Permitted uses. a) Utilities: 1) Local utility distribution lines; and 2) Telephone lines and related cross-connecting points. b) Facilities owned and maintained by the City or other governmental entities, including public transit facilities and public parks. c) TownhouseSingle-family dwellings, attached, involving at least threefive (35) contiguous lots, with at least one-half (1/2) of each lot located within three hundred and fifty (350) feet of a boundary of the UV-D district that abuts residential property in an R-1, R-3, R-4, R-5 or R-6 district, so as to provide a transition between the UV-D district and nearby lower density residential development. d) Commercial uses as follows, not to include any drive-in or drive-through facilities except as provided in (2)d) below or head shops: 1) Banks, credit unions and similar institutions; 2) Business and professional offices and services; 3) General retail sales and services, but not including mini-storage businesses, mortuaries or funeral parlors, pawnshops, or tattoo shops; and 4) Hotels, but not motels as defined in Section 24-202(111); and 45) Restaurants and cafeterias. e) Recreational and amusement uses as follows: 1) Amusement, commercial indoor; 2) Art gallery or museum; 3) Athletic, swimming or tennis club and/or facilities; 4) Movie theater, indoor; and 5) Theater, for live performances. f) Private club or place of worship. g) Conference center facilities. h) Mixed-use developments consisting of a combination of two or more of the permitted uses listed in subsections d), e) or f), above, or a combination of one or more of such uses with townhousesingle-family dwellings, attached.and at least one of the following residential uses: Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 2 of 12 Page 10 of 27  1) Single-family dwellings, attached; and 2) Multi-family dwellings. i) Planned Development: Applicants may propose planned developments in this district under the amendatory procedures in Section 24-604. This procedure will enable consideration of development proposals involving uses or designs that might not strictly adhere to the standards within this Section but would meet the spirit and intent of the district. Any proposed mixed-use development that includes multi-family dwellings must be approved as a planned development, which is the only option for approval of multi-family residential use in this district. All planned developmentsuch applications must still meet the following district standards: 1) Minimum site area; 2) Maximum building height; and 3) All provisions that apply to multi-family dwellings where such use is proposed; and 43) Height-setback plane where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R-4, R-5 or R-6 district. j) Accessory uses as follows, subject to the requirements of Section 24-510, except that, for the purposes of the UV-D district, an accessory use may occur within a portion of a principal structure: 1) Home occupations, subject to the requirements of Section 24-517; 2) Bars, when accessory to a principal restaurant, hotel, commercial indoor amusement, movie theater, theater or private club use, and subject to the requirements of Chapter 3, Alcoholic Beverages; and 3) Vehicle washing, included as an accessory service use within a parking structure, provided that all associated activity is carried out inside the structure, screened from view from any public street right-of-way, and that no vehicle repairs are made on the premises. (2) Specific uses. a) Commercial uses without drive-in or drive-through facilities not listed in B(1)d), above, not to include head shops:. 1) Hotels, but not motels as defined in Section 24-202(111). b) Educational, institutional and special uses as follows: 1) Antenna; 2) Hospital, acute and/or chronic care; 3) Kindergarten, nursery and/or day care center; 4) Nursing home; 5) Radio, television or microwave antenna or tower; and 6) School, business or trade. c) Transportation, automobile and related uses as follows: 1) Commercial parking garage operations, within multi-level and/or underground garage space as defined in Section 24-202(78), but not commercial surface parking lots (areas) as defined in Section 24-202(42); and Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 3 of 12 Page 11 of 27  2) Passenger terminals and bus passenger stations, but not heliports. d) Drive-ins and drive-throughs for properties with lot lines that are within one-hundred (100) feet or less of the nearest right-of-way line of Bissonnet Street, Bellaire Boulevard, or South Rice Avenue. Such drive-ins and drive-throughs shall comply with the provisions of Section 24-514a(d), and the following: 1) Drive-through windows shall be located to the side of or rear of buildings and shall not be located between the principal structure and Bissonnet, Bellaire, and South Rice. 2) Plans for onsite circulation and driveway locations shall accommodate a logical and safe vehicle and pedestrian circulation pattern. 3) Bicycle and pedestrian use of drive-through windows shall not be prohibited. 4) Walk-up windows do not count as drive-ins or drive-throughs and shall not require a specific use permit. (3) Temporary uses. Temporary uses in the UV-D district shall be authorized, permitted, limited in duration and subject to potential time extensions as provided in Section 24-505. Examples of such uses include: a) Construction offices. b) Public interest or special events. c) Sidewalk sales and other outdoor sales events (e.g., farmers' market). (4) Relative quantity of multi-family residential use. At no time shall more than fifteen (15) percent of the total gross developed floor area within the UV-D district, excluding the floor area of any parking structures, be in multi-family residential uses. C. Development Standards. (1) Site plan review required. All development applications in the UV-D district require site plan review and approval to ensure conformance with the substantive standards for this district and other applicable provisions of this Code. a) Required approvals. 1) Administrative approval. The Administrative Official is authorized to take final action on site plans for all development applications other than planned developments, in accordance with Section 24-524, provided the site plan complies with the standards for this district and other applicable provisions of the City Code, or will comply if conditions specified by the official are met. The Administrative Official, at his sole discretion, may also refer any such site plan to the Planning and Zoning Commission for review and decision. b) Application requirements. Applicants shall satisfy all application and submittal requirements for site plan review itemized in Section 24-524. 1) Waiver authority. For projects in the UV-D district other than planned development applications, the Administrative Official is authorized to waive elements of the site plan submittal requirements in Section 24-524 if he finds that the specified information relates to a site development standard that does not apply to a proposed project. (2) Size and area. a) TownhouseSingle-family dwellings, attached. 1) Minimum lot area: 2,500 square feet. 2) Minimum lot width: 25 feet. Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 4 of 12 Page 12 of 27  3) Minimum lot depth: 100 feet. 45) Maximum building height: 40 feet including drive-under parking and any above surface portion of partial subsurface parking, except that: (a) Up to 10 feet of additional height is allowed to accommodate roof gables, chimneys, vent stacks and mechanical equipment, with the total not to exceed fifty (50) feet above the average level of the base of the foundation of the building; and (b) Requests for additional height beyond the allowances provided in item (a), above, shall require approval of a specific use permit. 65) Minimum floor area per dwelling unit: 1,550 square feet. 76) Required yards: (a) FrontStreet-facing yards: 10 feet minimum.No front yard is specified except that: i. Maximum front building setback. At least 50 percent of the front building façade of all principal buildings shall be at the front property line, with zero feet of setback. Step-backs from the front building line are permitted elsewhere along the front building façade to accommodate recessed dwelling entries, a front stairway to an elevated dwelling entry, a front porch or patio area, and/or landscaping. (b) Side and rear yards: No side or rear yard is specified except that: i. Residential use in the UV-D district is subject to design standards for the district in Section 24-513.a, which require that all garage doors associated with residential development be oriented away from, and not be visible from, any public street right-of-way inside or outside the district. ii. Where a property is at a boundary of the UV-D district and a residential property in an R-1, R-3, R-4, R-5 or R-6 district either abuts or is directly across an alley from the subject property in the UV-D district, the minimum yard toward the abutting property or alley shall be fifteen (15) feet. Additionally, any portion of the principal building that exceeds seventeen (1727) feet in height, including any "additional height" extensions, shall be set back an additional amount, computed as two (2) feet from the 15-foot building line at ground level for each one (1) foot of additional building height above seventeen (1727) feet. This ratio establishes a height-setback plane as illustrated in Figure 24-536.A. Additionally, in situations as described above, the screening and buffering required between certain uses in Section 24-513.D. shall be supplemented by planting of a row of trees along the side or rear property line toward the abutting residential property or alley. This shall involve trees of forty-five (45)- gallon size spaced a maximum of ten (10) feet on center along the property line. The supplemental tree planting shall not count toward any other minimum site landscaping requirements in this Chapter. Planting of trees within any utility easements along the property line shall meet any applicable Department of Public Works standards to protect underground and overhead utilities, and any utility company policies with regard to allowable screening methods and the location and height of screening. Where compliance with the supplemental tree planting requirement is not possible due to utility conflicts, the Administrative Official shall work with the applicant during the site plan review process, or with the applicant and the Planning and Zoning Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 5 of 12 Page 13 of 27  Commission for planned development applications, to seek an alternate solution which is not in conflict with the purposes of this subsection. iii. On properties subject to the height-setback plane, no accessory structure shall be located within the 15-foot yard area toward the abutting residential property or alley. Any accessory structure on the subject property shall comply with the height-setback plane requirements as applied to the principal structure, in addition to the requirements of Section 24-510. 78) Maximum lot coverage: eighty (80) percent of lot area, with ninety (90) percent available as part of a planned development. b) Commercial and small-scale (under one-acre) mixed-use development. 1) Minimum site area: 5,000 square feet. 2) Minimum site width: 50 feet. 3) Minimum site depth: 100 feet. 45) Maximum building height: 40 feet including drive-under parking and any above-surface portion of partial subsurface parking, except that: (a) Up to 10 feet of additional height is allowed to accommodate roof gables, chimneys, vent stacks and mechanical equipment, with the total not to exceed fifty (50) feet above the average level of the base of the foundation of the building; and (b) Up to 20 feet of additional height is allowed to accommodate church steeples, domes, spires and bell towers; cooling towers; and radio and television antennae, with the total not to exceed sixty (60) feet above the average level of the base of the foundation of the building; and (c) Requests for additional height beyond the allowances provided in items (a) and (b), above, shall require approval of a specific use permit. 56) Minimum rRequired yards: (a) Front Street-facing yards: 10 feet minimum, or at least five (5) percent of the site depth for sites with less than one hundred and fifty (150) feet of depth from the street frontage.No front yard is specified except that: i. Exception along major roadways in UV-D. The minimum street-facing yard shall be fifteen (15) feet for properties with frontage along Bissonnet Street, Bellaire Boulevard, or South Rice Avenue, except for sites with less than one hundred and fifty (150) feet of depth from the street frontage, for which the street-facing yard shall be at least five (5) percent of the site depth. i. Maximum front building setback. At least 75 percent of the front building façade of all principal buildings shall be at the front property line, with zero feet of setback. Step-backs from the front building line are permitted elsewhere along the front building façade for articulation purposes. The 75 percent minimum may only be decreased to accommodate a public plaza, pocket park or other public open space, or an outdoor seating area associated with a restaurant use, which is situated between the building and along a public street. (b) Side and rear yards: No side or rear yard is specified except that: i. Where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R-4, R-5 or R-6 district, the minimum yard Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 6 of 12 Page 14 of 27  toward the abutting property shall be fifteen (15) feet. Additionally, any portion of the principal building that exceeds seventeen (1727) feet in height, including any "additional height" extensions, shall be set back an additional amount, computed as two (2) feet from the 15-foot building line at ground level for each one (1) foot of additional building height above seventeen (1727) feet. This ratio establishes a height-setback plane as illustrated in Figure 24-536.A. Additionally, in situations as described above, the screening and buffering required between certain uses in Section 24-513.D. shall be supplemented by planting of a row of trees along the side or rear property line toward the abutting residential property. This shall involve trees of forty-five (45)-gallon size spaced a maximum of ten (10) feet on center along the property line. The supplemental tree planting shall not count toward any other minimum site landscaping requirements in this Chapter. Planting of trees within any utility easements along the property line shall meet any applicable Department of Public Works standards to protect underground and overhead utilities, and any utility company policies with regard to allowable screening methods and the location and height of screening. Where compliance with the supplemental tree planting requirement is not possible due to utility conflicts, the Administrative Official shall work with the applicant during the site plan review process, or with the applicant and the Planning and Zoning Commission for planned development applications, to seek an alternate solution which is not in conflict with the purposes of this subsection. ii. On properties subject to the height-setback plane, no accessory structure shall be located within the 15-foot yard area toward the abutting residential property. Any accessory structure on the subject property shall comply with the height-setback plane requirements as applied to the principal structure, in addition to the requirements of Section 24-510. (c) Limitation on outdoor activity adjacent to residential districts. Where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R- 4 or R-5 district, any outdoor seating, assembly or other area that is partially or entirely outside the principal structure and intended for patronage by or service to customers of the use shall be located only in front of a line connecting the two midpoints of the two opposite side lot lines. Any such outdoor activity shall also comply with the performance standards for noise in Section 24-511. [NOTE: Moved to new Section (3)b) on page 12] 67) Maximum site coverage: eighty (80) percent of lot area, with ninety (90) percent available as part of a planned development. 78) Standards applicable to residential use. (a) TownhouseSingle-family dwellings, attached: Any townhousesingle-family dwellings, attached, that are part of a mixed-use development shall meet all the standards for lot area and dimensions, building height, floor area per dwelling unit, yards, and lot coverage that apply to such dwellings when they are developed as an independent use in the UV-D district. (b) Multi-family dwellings: Any mixed-use development with a multi-family residential component shall not exceed a gross residential density of thirty (30) units per acre for the total project site. [NOTE: Moved to new Section (2)d)5) on page 11] Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 7 of 12 Page 15 of 27  c) Mixed-Use Development. 1) Minimum site area: 1 acre. (a) Minimum mix of uses. For a development on a site of one acre or larger to be considered a "mixed-use" project, each different use must occupy at least 5,000 square feet or 10 percent of the total floor area of the development, whichever is greater. i. Where a mixed-use development involves multi-family dwellings, such dwellings shall not be the sole principal use in a freestanding building. The principal multi- family residential use shall only be constructed as part of a building which includes one or more principal non-residential uses that are permitted in the district as provided in Section 24-537.B.(1)b), d), e) or f), and that occupy at least twenty-five (25) percent of the total gross floor area of the building. Any floor area used for parking shall not count as part of the floor area of any principal use. [NOTE: Moved to new Section (2)d)5) on page 11] (b) Site area credit. If a site abuts an alley or vehicular access easement, one-half of the width of the alley or easement which is directly adjacent to the site shall be counted toward the calculation of site area. 23) Maximum building height: 53 feet including drive-under parking and any above-surface portion of partial subsurface parking, except that: (a) Up to 10 feet of additional height is allowed to accommodate roof gables, chimneys, vent stacks and mechanical equipment, with the total not to exceed sixty-three (63) feet above the average level of the base of the foundation of the building; and (b) Up to 20 feet of additional height is allowed to accommodate church steeples, domes, spires and bell towers; cooling towers; and radio and television antennae, with the total not to exceed seventy-three (73) feet above the average level of the base of the foundation of the building; and (c) Requests for additional height beyond the allowances provided in items (a) and (b), above, shall require approval of a specific use permit. 34) Minimum rRequired yards: (a) Front Street-facing yards: 10 feet minimum, or at least five (5) percent of the site depth for sites with less than one hundred and fifty (150) feet of depth from the street frontage.No front yard is specified except that: i. Exception along major roadways in UV-D. The minimum street-facing yard shall be fifteen (15) feet for properties with frontage along Bissonnet Street, Bellaire Boulevard, or South Rice Avenue, except for sites with less than one hundred and fifty (150) feet of depth from the street frontage, for which the street-facing yard shall be at least five (5) percent of the site depth. i. Maximum front building setback. At least 75 percent of the front building façade of all principal buildings shall be at the front property line, with zero feet of setback. Step-backs from the front building line are permitted elsewhere along the front building façade for articulation purposes. The 75 percent minimum may only be decreased to accommodate a public plaza, pocket park or other public open space, or an outdoor seating area associated with a restaurant use, which is situated between the building and along a public street. Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 8 of 12 Page 16 of 27  (b) Side and rear yards: No side or rear yard is specified except that: i. Where a property is at a boundary of the UV-D district and a residential property in an R-1, R-3, R-4, R-5 or R-6 district either abuts or is directly across an alley from the subject property in the CMU district, the minimum yard toward the abutting property or alley shall be fifteen (15) feet. Additionally, any portion of the principal building that exceeds seventeen (1727) feet in height, including any "additional height" extensions, shall be set back an additional amount, computed as two (2) feet from the 15-foot building line at ground level for each one (1) foot of additional building height above seventeen (1727) feet. This ratio establishes a height-setback plane as illustrated in Figure 24-536.A. Additionally, in situations as described above, the screening and buffering required between certain uses in Section 24-513.D. shall be supplemented by planting of a row of trees along the side or rear property line toward the abutting residential property or alley. This shall involve trees of forty-five (45)- gallon size spaced a maximum of ten (10) feet on center along the property line. The supplemental tree planting shall not count toward any other minimum site landscaping requirements in this Chapter. Planting of trees within any utility easements along the property line shall meet any applicable Department of Public Works standards to protect underground and overhead utilities, and any utility company policies with regard to allowable screening methods and the location and height of screening. Where compliance with the supplemental tree planting requirement is not possible due to utility conflicts, the Administrative Official shall work with the applicant during the site plan review process, or with the applicant and the Planning and Zoning Commission for planned development applications, to seek an alternate solution which is not in conflict with the purposes of this subsection. ii. On properties subject to the height-setback plane, no accessory structure shall be located within the 15-foot yard area toward the abutting residential property or alley. Any accessory structure on the subject property shall comply with the height-setback plane requirements as applied to the principal structure, in addition to the requirements of Section 24-510. (c) Limitation on outdoor activity adjacent to residential districts. Where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R- 4 or R-5 district, any outdoor seating, assembly or other area that is partially or entirely outside the principal structure and intended for patronage by or service to customers of the use shall be located only in front of a line connecting the two midpoints of the two opposite side lot lines. Any such outdoor activity shall also comply with the performance standards for noise in Section 24-511. [NOTE: Moved to new Section (3)b) on page 12] 45) Maximum site coverage: eighty (80) percent of lot area, with ninety (90) percent available as part of a planned development. 56) Standards applicable to residential use. (a) TownhouseSingle-family dwellings, attached: Any townhousesingle-family dwellings, attached, that are part of a mixed-use development shall meet all the standards for lot area and dimensions, building height, floor area per dwelling unit, yards, and lot coverage that apply to such dwellings when they are developed as an independent use in the UV-D district. Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 9 of 12 Page 17 of 27  (b) Multi-family dwellings: Any mixed-use development with a multi-family residential component shall not exceed a gross residential density of thirty (30) units per acre for the total project site. [NOTE: Moved to new Section (2)d)5) on page 11] d) Planned Development. 1) Minimum site area: 1 acre. (a) Site area credit. If a site abuts an alley or vehicular access easement, one-half of the width of the alley or easement which is directly adjacent to the site shall be counted toward the calculation of site area. 2) Minimum building height: As established by the approved site plan for the planned development amendment. 23) Maximum building height: 5379 feet including drive-under parking and any above-surface portion of partial subsurface parking, except that: (a) Up to 10 feet of additional height is allowed to accommodate roof gables, chimneys, vent stacks and mechanical equipment, with the total not to exceed sixty-threeeighty- nine (6389) feet above the average level of the base of the foundation of the building; and (b) Up to 20 feet of additional height is allowed to accommodate church steeples, domes, spires and bell towers; cooling towers; and radio and television antennae, with the total not to exceed seventy-threeninety-nine (7399) feet above the average level of the base of the foundation of the building; and (c) Requests for additional height beyond the allowances provided in items (a) and (b), above, shall be incorporated into the planned development application. 34) Minimum required yards: (a) Front yard: As established by the approved site plan for the planned development amendment. (b) Side and rear yards: No side or rear yard is specified except that: i. Where a property is at a boundary of the UV-D district and a residential property in an R-1, R-3, R-4, R-5 or R-6 district either abuts or is directly across an alley from the subject property in the UV-D district, the minimum yard toward the abutting property or alley shall be fifteen (15) feet. Additionally, any portion of the principal building that exceeds seventeen (1727) feet in height, including any "additional height" extensions, shall be set back an additional amount, computed as two (2) feet from the 15-foot building line at ground level for each one (1) foot of additional building height above seventeen (1727) feet. This ratio establishes a height-setback plane as illustrated in Figure 24-536.A. Additionally, in situations as described above, the screening and buffering required between certain uses in Section 24-513.D. shall be supplemented by planting of a row of trees along the side or rear property line toward the abutting residential property or alley. This shall involve trees of forty-five (45)- gallon size spaced a maximum of ten (10) feet on center along the property line. The supplemental tree planting shall not count toward any other minimum site landscaping requirements in this Chapter. Planting of trees within any utility easements along the property line shall meet any applicable Department of Public Works standards to protect underground Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 10 of 12 Page 18 of 27  and overhead utilities, and any utility company policies with regard to allowable screening methods and the location and height of screening. Where compliance with the supplemental tree planting requirement is not possible due to utility conflicts, the Administrative Official shall work with the applicant during the site plan review process, or with the applicant and the Planning and Zoning Commission for planned development applications, to seek an alternate solution which is not in conflict with the purposes of this subsection. ii. On properties subject to the height-setback plane, no accessory structure shall be located within the 15-foot yard area toward the abutting residential property or alley. Any accessory structure on the subject property shall comply with the height-setback plane requirements as applied to the principal structure, in addition to the requirements of Section 24-510. (c) Limitation on outdoor activity adjacent to residential districts. Where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R- 4 or R-5 district, any outdoor seating, assembly or other area that is partially or entirely outside the principal structure and intended for patronage by or service to customers of the use shall be located only in front of a line connecting the two midpoints of the two opposite side lot lines. Any such outdoor activity shall also comply with the performance standards for noise in Section 24-511. [NOTE: Moved to new Section (3)b) on page 12] 45) Maximum site coverage: ninety (90) percent. 5) Standards applicable to planned developments proposing mixed-use development with a multi-family residential component. (a) Maximum residential density: shall not exceed a gross density of thirty (30) units per acre for the total project site. (b) Multiple uses in buildings: multi-family dwellings shall not be the sole principal use in a freestanding building. i. The principal multi-family residential use shall only be constructed as part of a building which includes one or more principal non-residential uses that are permitted in the district as provided in Section 24-537.B.(1)b), d), e), f), or g) and that occupy at least twenty-five (25) percent of the total gross floor area of the building. Any floor area used for parking shall not count as part of the floor area of any principal use. (c) Design standards for multi-family residential use. Multi-family residential use in the UV-D district is subject to design standards for such use in Section 24-513.a. (3) Outdoor seating and activity areas. a) Outdoor seating within required yards. Outdoor seating associated with a restaurant or other dining or drinking establishment may project into the full depth of the required street-facing yard, provided the seating area: 1) is at grade and does not obstruct a visibility triangle at street or driveway intersections as defined in this Chapter; 2) does not obstruct a public sidewalk or other accessible pedestrian passage; and 3) is separated from the right-of-way by landscaping or a vertical barrier. Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 11 of 12 Page 19 of 27  b) Limitation on outdoor activity adjacent to residential districts. Where a property is at a boundary of the UV-D district and an abutting residential property is in an R-1, R-3, R-4, R-5 or R-6 district, any outdoor seating, assembly or other area that is partially or entirely outside the principal structure and intended for patronage by or service to customers of the use shall be located only in front of a line connecting the two midpoints of the two opposite side lot lines. Any such outdoor activity shall also comply with the performance standards for noise in Section 24-511 and with Section 22-4 of the City Code regarding noise. (43) Parking. A minimum number of off-street parking spaces shall be required as follows: a) Residential structures: 1) Two (2) on-site spaces per single-family dwelling unit, subject to the requirements of Section 24-514. 2) For multi-family dwellings, a minimum number of off-street parking spaces as provided in Section 24-514a. b) Other non-residential uses: 1) A minimum number of off-street parking spaces as provided in Section 24-514a. (54) Outdoor lighting. All outdoor lighting shall be located, screened or shielded so that adjacent residential lots or structures are not directly illuminated. (Ord. No. 81-006, § 6, 2-23-1981; Ord. No. 85-011, § 4, 1-28-1985; Ord. No. 89-009, § 1, 3-6-1989; Ord. No. 91-012, §§ 13, 23, 3-4-1991; Ord. No. 92-011, 3-2-1992; Ord. No. 04-034, § 2(24-537.C(1)(a)(4)), 6-7-2004; Ord. No. 14-013, § 1, 3-3-2014; Ord. No. 17-028, § 1, 5-15-2017) Ord. No. 14-013, § 1, adopted March 3, 2014, amended the title of § 24-537 to read as set out herein. Previously § 24-537 was titled R-M.2 Residential-Commercial Mixed-Use District. Created: 2024‐05‐07 11:06:04 [EST] (Supp. No. 19, Update 1) Page 12 of 12 Page 20 of 27  AGENDA STATEMENT City of Bellaire MEETING: Planning & Zoning Commission - June 12, 2025 PREPARED BY: Megan Campbell DEPARTMENT: City Manager’s Office ITEM TITLE: Report and Recommendation on the City of Bellaire’s Draft FY 2026‐2030 Five-Year Capital Improvement Program RECOMMENDATION: Accept the presentation and provide recommendations on the City of Bellaire’s Draft FY 2026‐2030 Five-Year Capital Improvement Program for City Council to consider. BACKGROUND/SUMMARY: In the City of Bellaire’s Code of Ordinances Chapter 24‐402 – Capital Improvement Program, each year the Planning and Zoning Commission should review and comment on the consistency of the Capital Improvement Program with the adopted Comprehensive Plan. Staff will provide a preliminary presentation on the Draft FY 2026‐2030 Five‐Year Capital Improvement Program to the Commission. CITY ATTORNEY REVIEW: ☐ Yes ☑ No Page 21 of 27  AGENDA STATEMENT City of Bellaire MEETING: Planning and Zoning Commission – June 12, 2025 PREPARED BY: Travis Tanner, Director of Development Services DEPARTMENT: Development Services ITEM TITLE: Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Sec. 24-514a. Parking requirements, non-single family. RECOMMENDATION: This item is for discussion only. BACKGROUND/SUMMARY: The potential for eliminating parking minimums has been discussed at previous Planning and Zoning Commission meetings, particularly in the context of the Urban Village-Downtown (UV-D) district. Like most other cities, Bellaire’s code currently has a schedule of minimum parking spaces for different uses based on their respective floor areas or other units (e.g., dwelling units, employees, etc.). The minimums are on par with most other cities which have not moved to eliminate their parking minimums. Several cities have moved completely or partially away from parking minimums, however. In Texas, the cities of Austin, Taylor, Bastrop, and Bandera appear to have eliminated parking minimums. In Houston, there are no parking minimums in the Central Business District (CBD), in Transit Oriented Developments (TODs), or in the Midtown or Downtown East neighborhoods, for example. In Bellaire, the approach of no parking minimums could potentially be considered in the UV-D district, and possibly in other districts such as Corridor Mixed Use (CMU) in the future. However, UV-D could be a better candidate for this approach at first due to the lack of residential nearby, except north of Spruce Street. (The other sides of UV-D are bounded by major roads). One consideration before eliminating parking minimums in other parts of Bellaire is historical concerns over spillover parking in residential areas. Many permit-only parking districts have been created because of this. In CMU, for example, proximity to residential would need to be considered. Some parts of CMU are closer to residential neighborhoods than others. This item is for initial discussion only and can be discussed in greater detail on a future agenda. CITY ATTORNEY REVIEW: ☐ Yes ☑ No Page 22 of 27 Sec. 24-514a. Parking requirements, non-single family. (a) General Requirements. The following requirements as provided in Table 24-514a.A are hereby established as parking regulations for all structures and developments other than single-family dwellings (attached or detached), including planned developments, which may be found in all zoning districts as permitted. TABLE 24-514a.A Required Off-Street Parking Use Minimum Parking Classification Spaces Office a. General Office 3 per 1000 SF GFA b. Financial institution 3 per 1000 SF GFA Residential a. Multi-family residential 1.75 per dwelling unit b. Retirement/Assisted Living Community 0.75 per dwelling unit or room, plus 1.0 per employee of largest shift c. Hotel or motel 1.0 per room Health Care Facilities a. Hospital 1.75 per bed b. Medical or Dental Office 3.5 per 1000 SF GFA c. Nursing Home 1.0 per bed plus 1 per 3 employees d. Funeral Home or mortuary .05 per chapel seat e. Veterinary clinic 5.0 per 1000 SF GFA Industrial and Commercial Manufacturing Wholesaling and warehousing 2.5 per 1000 SF GFA of office space; and 1.00 per 5,000 SF GFA of non-office space Light Manufacturing 2.5 per 1000 SF GFA of office space; and 1.00 per 5,000 SF GFA of assembly space Other industrial/manufacturing 2.5 per 1000 SF GFA of office space; and 1.00 per 5,000 SF GFA of non-office space Religious and Educational a. Church 1 per every 3 seats in main sanctuary/meeting room; if no fixed seating, 1.0 for every 40 square feet of GFA in the main sanctuary/meeting room b. Nursery school or day care center 1.0 for every employee on duty during the largest shift; plus 1.0 per 5 children in attendance when the facility is operating at maximum capacity. c. School, elementary According to use as determined by the specific use d. School, junior high/middle permit e. School, high f. College, University, Trade school 1 per every 3 students g. Art gallery or museum 3.0 per 1000 sf of GFA Recreation and Entertainment a. Theater, including movie 1.0 per every 3 seats b. Bowling Alley 5.0 per lane c. Sports club or health spa 5.0 per 1000 sf GFA d. Swimming club 9.0 per employee Created: 2025-05-12 09:02:42 [EST] (Supp. No. 20, Update 2) Page 1 of 5 Page 23 of 27  Food and Beverage a. Take-out restaurant (without seating) 4.0 plus 1 for every 1000 sf of GFA b. Dessert shop 6.0 for every 1000 sf of GFA c. Restaurant 10.0 for every 1000 sf of GFA Retail Services a. Grocery Store 5.0 per 1000 sf of GFA b. Furniture Store 2.0 per 1000 sf of GFA c. General Retail 4.0 per 1000 sf of GFA d. Barber or Beauty Salon 3.0 per operator chair Automobile a. Vehicle Sales 5.5 per 1000 sf of GFA b. Auto repair 5.0 per 1000 sf of GFA c. Car wash 1.0 per bay d. Service Station 3.0 per service stall; plus 1.0 per each employee on duty during largest shift e. Auto parts store 4.0 per 1000 sf of GFA; plus additional 2.0 per 1000 GFA is mechanic shop is incorporated. (1) GFA — Gross Floor Area (excludes space used for distinct lobbies, hallways, elevators, mechanical equipment, etc.). (b) Mixed use. Mixed-use development in the CMU, UV-D and UV-T districts may be granted reductions in required parking as provided in this subsection. (1) Shared parking table. Shared parking allows a reduction in the total number of required parking spaces when a parcel is occupied by two or more uses which typically do not experience peak parking demands at the same time. When any land or building is used for two or more uses that are listed below, the minimum total number of required parking spaces may be determined by the following procedures: a) Multiply the minimum required parking for each individual use, excluding spaces reserved for use by specified individuals or classes of individuals, such as (e.g., handicapped parking), by the appropriate percentage listed in Table 24-514a.B, for each of the designated time periods. b) Calculate a sum for all uses for each of the five columns. The minimum parking requirement is the highest of these sums. c) In general, the maximum reduction pursuant to Table 24-514a.B shall be 25 percent. However, a greater reduction is permitted, provided that: 1) Sufficient land is set aside for each parking space in excess of the 25 percent reduction that is not constructed, so that the spaces may be constructed at a later date should the City's administrative official determine that they are necessary; and 2) The property owner executes and records a document that guarantees that the spaces will be constructed upon written order of the City's administrative official. Table 24-514a.B: Shared Parking Table Use Weekday Weekend Created: 2025-05-12 09:02:42 [EST] (Supp. No. 20, Update 2) Page 2 of 5 Page 24 of 27  Night Day Evening Day Evening (12:00 (6:00 a.m. (6:00 p.m. (6:00 a.m. (6:00 p.m. a.m. to to 6:00 to 12:00 to 6:00 to 12:00 6:00 a.m.) p.m.) a.m.) p.m.) a.m.) Residential 100% 60% 90% 80% 90% Office 5% 100% 10% 10% 5% Retail/ 5% 70% 90% 100% 70% Commercial Commercial Lodging 80% 80% 100% 50% 100% Restaurant 10% 50% 100% 50% 100% Commercial 10% 40% 100% 80% 100% Amusement All Others 100% 100% 100% 100% 100% (2) Special shared parking study. As an alternative to the methodology in Table 24-514a.B, an applicant may propose a special study to document the parking required for mixed uses by reviewing peak loading times for uses during a 24-hour day and designing for the peak hour demand. a) The study shall provide data on the following: 1) The recommended parking needs of the project. 2) The sensitivity of the proposed uses to change. For example, a center with no restaurant could have significant changes in parking if a restaurant was added. 3) Similar mixes of uses in other areas of the community or surrounding region. 4) Degree of variability of parking for individual uses (average, range and standard deviation). b) The shared parking study must be conducted by a professional engineer with experience in parking analysis and planning. 1) The City may retain a qualified engineer, at the applicant's expense, to prepare the special study and provide recommendations to the City; or 2) The City may rely on the applicant's selected engineer to conduct the study, with review provided by City technical staff and/or consultant. c) Upon the recommendation of the City's administrative official, the Planning and Zoning Commission may require a reserved open area on the site to offset the risk of parking needs increasing over time. Once the project is occupied and well established, if there is a surplus of parking, the applicant may petition for additional development capacity and parking using the reserved area. (3) Design of shared parking. Where shared parking is implemented: a) A pedestrian circulation system shall be provided that connects uses and parking areas, making it easy and convenient to move between uses. Created: 2025-05-12 09:02:42 [EST] (Supp. No. 20, Update 2) Page 3 of 5 Page 25 of 27  b) All shared parking shall be located within 150 feet of any building which it serves, as measured along an established pedestrian route from the nearest point of the parking facility to the nearest point of the use served. (c) Shared parking among sites under different ownership. Adjoining developments with separate property ownership in the CMU, UV-D and UV-T districts may propose shared parking arrangements in accordance with the purposes and procedure of Section 24-514a(b)(1), above, with the following conditions: (1) Cooperating property owners shall use Table 24-514a.B to calculate the reduction in required parking to be achieved through a shared parking arrangement. (2) The City's administrative official is authorized to approve joint parking arrangements in accordance with this subsection. (3) In addition to the conditions specified in this Section, above, for shared parking among mixed uses on a single site, a shared parking arrangement among multiple sites shall require: a) Provision for interconnected parking areas between the sites to accommodate vehicular circulation; and b) Recorded easements that provide for, at a minimum: 1) Cross-access among the parking areas and connections to permit parking by the different uses anywhere in the connected properties; 2) A pedestrian circulation system that connects uses and parking areas, making it easy and convenient to move between uses; and 3) Allocation of maintenance responsibilities. (d) Stacking spaces. Uses with drive-through facilities in the CMU district shall provide vehicle stacking spaces as set out in this Section and in Table 24-514a.C. Stacking spaces include the spaces at menu boards, service windows, and drive-through lanes for Automated Teller Machines (ATMs). (1) Size of stacking spaces: 8 feet wide x 18 feet long, exclusive of access drives and parking aisles. Table 24-514a.C: Required Stacking Spaces Land Use Stacking with Drive-Through Requirement Generally 3 per drive-through lane or service window, including (if not listed below) the position at the window Banks and credit unions Single drive-through lane: 6, including the position at the service window/station Multiple drive-through lanes: 5 per lane, including the position at the service window/station ATMs: 3, including the position at the ATM Restaurants 8 to each menu board 3 between menu board and service window OR, if multiple windows (for payment and then service): 4 between menu board and the first window, including the position at the first window 2 between first and second windows, including the position at the second window Created: 2025-05-12 09:02:42 [EST] (Supp. No. 20, Update 2) Page 4 of 5 Page 26 of 27 (Ord. No. 01-037, § 7(24-514a), 4-16-2001; Ord. No. 14-041, § 1, 8-18-2014) Ord. No. 14-041, § 1, adopted August 18, 2014, amended § 24-514a to read as set out herein. Previously § 24-514a was titled parking in commercial and mixed-use districts. Created: 2025-05-12 09:02:42 [EST] (Supp. No. 20, Update 2) Page 5 of 5 Page 27 of 27