Planning & Zoning Commission

PLANNING & ZONING COMMISSION Thursday, December 11, 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 Todd Thurber Brian Corales Adam Funk Commissioner Commissioner Commissioner Cindy Preble Joseph Vinas Laura Zito City of Bellaire Texas Page 1 of 27 Agenda Planning & Zoning Commission December 11, 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 November 13, 2025. Planning & Zoning Commission Minutes - Nov 13 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) 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. City of Bellaire Texas Page 2 of 27 Agenda Planning & Zoning Commission December 11, 2025 XI. Adjournment WORKSHOP I. Call to Order, Announcement of a Quorum, and Introduction to Meeting. II. Section 24-547, Urban Village District (UV-T), Workshop. 1. Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Section 24-547, Urban Village District (UV-T). Urban Village Transit 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, Alison Ford, at (713) 662-8257 or by email at aford@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 - Nov 13 2025 Thursday, November 13, 2025 @ 6:00 PM Council Chamber PRESENT: Jaime Perkins, Brian Corales, Adam Funk, Cindy Preble, Joseph Vinas, and Laura Zito; also present: Brian Witt, Zachary Petrov, Christian Somers, Monique Alejos, Travis Tanner, and Latrice Chatman ABSENT: Todd Thurber 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 Preble led the U.S. Pledge of Allegiance. B. Pledge to the Texas Flag: Commissioner Preble led the Pledge to the Texas Flag. III. Approval of Minutes From Past Meeting(s) Consideration and possible approval of the minutes of the Regular Session of the Planning and Zoning Commission of the City of Bellaire held on October 9, 2025. Motion: Motion to approve the minutes of the Regular Session of the Planning and Zoning Commission of the City of Bellaire held on October 9, 2025. {Moved by Joseph Vinas, Commissioner, and seconded by Cindy Preble, Commissioner} RESULT: ADOPTED. MOVER: Joseph Vinas, Commissioner SECONDER: Cindy Preble, Commissioner AYES: Jaime Perkins, Chair, Brian Corales, Commissioner, Adam Funk, Commissioner, Cindy Preble, Commissioner, Joseph Vinas, Commissioner, and Laura Zito, Commissioner ABSENT: Todd Thurber, Vice Chair IV. City Council Liaison Report City of Bellaire Texas Page 1 of 10 Page 4 of 27 Minutes Planning & Zoning Commission November 13, 2025 Brian Witt stated that City Councilmember Cindy Cohen has resigned and a special election will be held in May to fill her City Council seat. Updates: new regulations coming in relation to park rules, discussions about short term rentals, some neighborhoods are requesting speed bumps, bullet proof glass was approved for the police department and funding is coming in to start flood mitigation projects. V. Reminder to Persons Desiring to Address the Commission VI. General Public Comments City Councilmember Catherine Lewis presented ideas and potential limitations for the Bellaire Makers District. Bellaire Makers District ideas (C Lewis) VII. Current Business (Items for Discussion, Consideration, and/or Possible Action) Consideration, deliberation, and possible action on potential amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-536, Corridor Mixed Use District (CMU). Motion: Motion to approve the amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-536, Corridor Mixed Use District (CMU) with the additional amendment for lots greater than 150 feet deep, to extend the building setback and height setback plane. {Moved by Joseph Vinas, Commissioner, and seconded by Adam Funk, Commissioner} **Gary Mitchell, Kendig Keast Collaborative discussed some text changes that have been made to the CMU district that include general text changes, building height reduction and increasing the setback plane. **Some Commissioners proposed a 20ft setback; 25ft setback for larger lots. Other Commissioners expressed concerns that the increase setback may limit future business developments. Commissioners agreed that businesses with lots larger than 150ft can have an increased height setback plane. RESULT: ADOPTED. MOVER: Joseph Vinas, Commissioner SECONDER: Adam Funk, Commissioner AYES: Jaime Perkins, Chair, Brian Corales, Commissioner, Adam Funk, Commissioner, Cindy Preble, Commissioner, and Joseph Vinas, Commissioner ABSTAINED: Laura Zito, Commissioner ABSENT: Todd Thurber, Vice Chair Commissioner Zito abstained due to not being comfortable with multifamily being allowed in CMU. Consideration, deliberation, and possible action on the Planning and Zoning Recommendation Letter to Council, regarding potential amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-536, Corridor Mixed Use District (CMU). City of Bellaire Texas Page 2 of 10 Page 5 of 27 Minutes Planning & Zoning Commission November 13, 2025 Motion: Motion to approve the Planning and Zoning Recommendation Letter to Council, regarding potential amendments to the Code of Ordinances of the City of Bellaire, Chapter 24, Planning and Zoning, Section 24-536, Corridor Mixed Use District (CMU) with the amendment to increase the setback plane for larger lots and the abstention from Commissioner Zito. {Moved by Joseph Vinas, Commissioner, and seconded by Cindy Preble, Commissioner} RESULT: ADOPTED. MOVER: Joseph Vinas, Commissioner SECONDER: Cindy Preble, Commissioner AYES: Jaime Perkins, Chair, Brian Corales, Commissioner, Adam Funk, Commissioner, Cindy Preble, Commissioner, Joseph Vinas, Commissioner, and Laura Zito, Commissioner ABSENT: Todd Thurber, Vice Chair 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 scheduled meeting is December 11, 2025. Travis Tanner gave Commissioners a proposed ordinance for short-term rentals that will be discussed at the upcoming City Council meeting. Chair Perkins had a concern about the consequences for people violating the short-term rental ordinance and asked that city council discuss how violations will be handled. 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. Commissioner Zito asked that the closed meeting be added to the December agenda. XI. Adjournment Chair Perkins adjourned the meeting at 7:55pm. . WORKSHOP City of Bellaire Texas Page 3 of 10 Page 6 of 27 Minutes Planning & Zoning Commission November 13, 2025 I. Call to Order, Announcement of a Quorum, and Introduction to Meeting. Chair Perkins called the workshop to order and announced a quorum at 8:02pm. II. Section 24-547, Urban Village District (UV-T), Workshop. Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Section 24- 547, Urban Village District (UV-T). Mitchell discussed the major changes to this district (more details will be discussed at the December meeting) that would include projects similar to the Thompson & Hanson proposal to be allowed by right; the list of uses have been updated; defined specialty food or beverage products establishments; noted that there are height limits for buildings; touched on some of the design standards that should apply. III. Adjournment Chair Perkins adjourned the workshop at 8:26pm. . CLOSED MEETING I. Call to Order, Announcement of a Quorum – Jamie Perkins, Chair Chair Perkins called the closed meeting to order and announced a quorum at 8:30pm. II. Retire into Closed Meeting in the Council Conference Room. Retire into closed meeting pursuant to the Texas Government Code, Chapter 551, Open Meetings, Section 551.071, Consultation with Attorney; Closed Meeting, to receive legal advice concerning matters within the attorney-client privilege including pending or contemplated litigation regarding zoning matters. III. Reconvene in Open Meeting. Meeting reconvened at 8:53pm no action was taken. IV. Adjournment Chair Perkins adjourned the open meeting at 8:53pm. City of Bellaire Texas Page 4 of 10 Page 7 of 27  Bellaire Makers District New Ideas & Inherent Limitations Catherine Lewis, Ph.D. November 13, 2025 Page 5 of 10 Page 8 of 27  Urban Garden Inspires Activity in Bellaire Makers District • Urban Garden concept by Thompson & Hanson illustrates potential for green retail/restaurant/event development with expansive garden & event area. ⁻ Preserves green space essential to flood mitigation and cooler environment. ⁻ Include it as the “spirit and intent” of this district. Page 6 of 10 Page 9 of 27 2025 Lewis 2  Limitation: “Quirky” Access on North End of Bellaire at Lehigh St • Access is also limited because no streets open to Westpark and S Rice, and freeway bypasses this district. - Both ramps from 610/SW Frwy end past this district, forcing customers to go around on Fournace, and then through residential neighborhood. • “Quirky” access is even more - Old Comp Plan proposed limited after 610/I-69 redesign. opening streets north to ⁻ Service road from Westpark Westpark and west to South reduced to 2 lanes at Terminal Rice, but Walmart and and narrows to one lane at Westpark tollway block them. Lehigh St. N First St looking at Westpark ramp ⁻ Anderson St, First St, and ⁻ Rush hour traffic lines up Second St, heading north, with no breaks in a single lane Destinations with low traffic terminate near base of tollway past Lehigh & sometimes demands are ideal here. ramp, where Westpark tollway traffic lines up Page 7 of 10 Terminal St. past the hospital. during busy hours. Page 10 of 27 Lewis 2025 3  Bigger, Denser Development Not Practical • Bigger, denser development requires more water, sewer, & drainage infrastructure, plus street access. 49’ ⁻ Homes along 610 historically flood as water from Westpark & the Loop enter neighborhood – please don’t m ak e it w orse! ⁻ BMD separated from high-rise Galleria by major interchange and >30 acres of single-story retail developments and low-rise apartments. Next door to and across 610 from single-story retail. Memorial Hermann • CenterPoint easement serves as buffer against • Maintain 53’ max height, like CMU & UVD. homes, as long as it remains there and company ⁻ Memorial Hermann Hospital, garage, & offices prevents structures underneath powerlines. that dominate 610 feeder are ⁻ Possibilities are parking lot and agricultural use. only 49’ tall (4 stories). • Smaller developments can effectively infill area. ⁻ Bissonnet Medical Plaza (Methodist) at ⁻ Thompson & Hampson redeveloped old bakery. Newcastle is 48.5’ (3 stories). ⁻ Old warehouses have become storefronts or supply ⁻ 79’ building is 60% more bulk of building and hospital. would burden infrastructure for traffic and public works. Streets w ill never connect Page 8 of 10 ⁻ Area is very busy with activity during week days. to W estpark . Page 11 of 27 2025 Lewis 4  Live-Work Units: Outstanding Questions • Live-work units, if allowed, must be limited to single family. ⁻ Staff should not have to monitor employment status. ⁻ Cheap housing for employees is destined to change hands and become apartments. ⁻ Warehouse apartments proposed circa 2000 would have been multifamily with no plumbing or AC! Please don’t allow an invitation for warehouse apartments as redevelopment. • If allowed, requirements must be refined to be clear and specific: 5) Comply with all single-family residential occupancy requirements. What specifically do you mean by “single-family residential occupancy requirements”? One unit per plot? What about several units within old warehouses (4950 Terminal & 4951 Terminal)? 7) Have primary access to individual units by an exterior doorway. This implies multi-family, which was decisively excluded in the Comp Plan. • No location in the district shall have more than ten (10) live/work units per acre. Multi-family. 11) Have no employees on-site other than residents of the unit. What about having no residents that are not working on the same site (other than family members)? This requires staff to monitor residents and employment status. What insures that this isn’t housing for employees working elsewhere? Page 9 of 10 Permitting live-work units creates plethora of problems! Page 12 of 27 2025 Lewis 5  Small Potatoes Can Make Big Fries Small text edits: (1) Permitted Uses c) Commercial uses…. 5) Restaurants and cafeterias without drive thrus or drive-ins (recommended by business owners). No fast food which generates huge amount of traffic. k) Warehousing, wholesaling and distribution facilities, including restaurant distribution. As requested by Thompson & Hanson. m) Planned Development …must still meet the following district standards: 3) Maximum building height. Other districts limit height of planned development. n) Accessory uses…. 3) Accessory spaces to artisan workshops for direct retail sales to customers, on-site instructional classes, and/or outdoor seating areas for establishments that produce specialty food or beverage products. Why only specialty food and drink? For example, Tiny’s Milk & Cookies owned by Thompson & Hanson. Page 10 of 10 Page 13 of 27 2025 Lewis 6  AGENDA STATEMENT City of Bellaire MEETING: Planning and Zoning Commission – December 11, 2025 PREPARED BY: Monique Alejos, Planner DEPARTMENT: Development Services ITEM TITLE: Review and discuss the City of Bellaire, Texas, Code of Ordinances, Chapter 24, Article V, Section 24-547, Urban Village (TOD) District (UV-T). RECOMMENDATION: This item is for discussion only. BACKGROUND/SUMMARY: In April 2024, City Council adopted the Comprehensive Plan Update and directed the Planning and Zoning Commission to begin reviewing the City’s current ordinances and revising the ordinances to better align with the Comprehensive Plan. Since the adoption of the Comprehensive Plan Update, the Planning and Zoning Commission has reviewed the “Actions for Land Use and Community Character”, and has since recommended revisions to Chapter 24, Planning and Zoning, of the City’s Code of Ordinances, and revisions specific to Section 25-537, Urban Village Downtown District (UV-D). Both rounds of recommendations by the Planning and Zoning Commission have been passed by City Council. On September 11th, October 9th, 2025, and November 13th, the Planning and Zoning Commission held workshops to discuss the replacing of the current Urban Village (UV-T) Zoning District with a new district based on the “Bellaire Makers District” category as described in the Comprehensive Plan’s Future Land Use and Character Map. This workshop will continue to focus on the proposed “Bellaire Makers District” and review potential zoning strategies include, but are not limited to: • Accommodation of a variety of potential uses that would encourage reinvestment and redevelopment in the district and could lead to the district acquiring “destination” developments with restaurants, outdoor gathering spaces and other amenities desired by Bellaire residents. • Consideration to align the development standards (building heights, setbacks, lot coverage, etc.) with other commercial districts within the City of Bellaire. CITY ATTORNEY REVIEW: ☐ Yes ☑ No Page 14 of 27  DRAFT for 11.13.25 Planning & Zoning Commission Workshop Discussion PART II - CODE OF ORDINANCES Chapter 24 PLANNING AND ZONING Chapter 24 PLANNING AND ZONING1 ARTICLE II. DEFINITIONS AND INTERPRETATION Sec. 24-202. Definitions. The following definitions shall apply in the interpretation and the enforcement of this chapter: (6.3) Artisan workshop. A small-scale manufacturing or production space where crafts, art or specialty goods are created, often by hand with manual or electric hand tools and appliances (e.g., 3D printer, small kiln) or with light mechanical equipment versus industrial-grade machinery. (98.5) Live-work unit. A dwelling unit that also provides space designed for an occupational activity that is permitted in a particular zoning district. Access between the residential and occupational spaces is provided within the unit. (163.5) Special event venue. A commercial place of public assembly typically with multi-purpose flex spaces used for various events, such as receptions and parties, possibly in outdoor as well as indoor spaces. ARTICLE V. ZONING REGULATIONS2 DIVISION 2. ZONING DISTRICT REGULATIONS Sec. 24-547. Bellaire MakersUrban Village (TOD) district (BMDUV-T). Commented [GM1]: The relevant Comprehensive Plan action item for the new Makers (BMD) zoning district: A. Purpose. “Replacing the current Urban Village-Transit (UV-T) zoning district with a new district based on the Bellaire Makers District category description for the Future Land Use and Character map. 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 > Given the desire to provide a wide range of potential uses Code § 213.002; board of adjustment, V.T.C.A., Local Government Code §§ 211.008—211.013; zoning for market flexibility, also consider requiring Specific Use districts, V.T.C.A., Local Government Code § 211.005; regulation of signs by home-rule municipality, V.T.C.A., Permit approval for various uses to ensure appropriate scrutiny and evaluation of the overall area use mix. 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 § > Rely on the option for Planned Development applications 431.001. to accommodate unique use and site design proposals as Federal law reference—Preservation of local zoning authority concerning wireless telecommunications facilities, discussed for the area in recent years.” 47 USC 322(c)(7); limited Federal preemption of state and local zoning laws affecting amateur radio facilities, Commented [GM2]: The Purpose statement is drawn Memorandum Opinion and Order, PRB-1, 101 FCC 2d 952 (1985) and 47 CFR 97.15(b); Religious Land Use and from the Bellaire Makers District description in the Institutionalized Persons Act, 42 USC 2000cc et seq. Comprehensive Plan at: https://online.encodeplus.com/regs/bellaire-tx/doc- 2 State law reference(s)—Districts, V.T.C.A., Local Government Code § 211.005. viewer.aspx?secid=162#secid-256 Bellaire, Texas, Code of Ordinances Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 1 of 19 Page 15 of 27  (1) Generally. This is a unique primarily non-residential zoning district in Bellaire, applying to one relatively small, approximately 30-acre area at the northernmost city limits near Westpark Drive, just west of Loop 610, where the area’s physical development has changed little over recent decades prior to Bellaire’s 2024 Comprehensive Plan. Despite constraints involving limited developable land area, few access points from the adjacent roadway network (only via Terminal and Lehigh streets off the Loop 610 frontage road), a significant CenterPoint electric utility easement that runs through the area, and further encroachment from the newly-enlarged Loop 610/Interstate 69 interchange, reinvestment and redevelopment are encouraged in the area, involving a range of potential uses including mixed-use possibilities. As under previous zoning for this northern edge area of Bellaire, minimizing adverse impacts on established residential neighborhoods to the south remains a priority, whether involving potential development intensity, drainage concerns, traffic implications or other issues. All other district edges on the west, north and east are areas outside the Bellaire city limits, leaving the district hemmed in by freeways and unzoned development within the City of Houston. This includes METRO’s Westpark/Lower Uptown Transit Center that was ultimately built just west of the district along Westpark Drive. (2) Character. It is expected that the district’s character, as upon its creation based on the 2024 Comprehensive Plan, will likely remain a hybrid mix of multiple character types depending on the extent of redevelopment and physical change that occurs. Auto Urban character has prevailed, in which a substantial amount of land surfaces across all properties are covered by buildings and paved areas. Development standards that promote a shift toward more Suburban character, with less intensive and greener site development outcomes along with application of contemporary landscaping requirements, can help offset the adverse aspects of mostly automobile-oriented site design (e.g., effects on the amount and rate of storm water runoff, urban heat level, area aesthetics, etc.), especially on larger sites. (3) Uses. As under previous zoning for the area, this district provides for wide-ranging land use possibilities given the area’s edge location within the city limits and proximity to busy freeways and the relative intensity of the Uptown/Galleria area. The area has long accommodated a mix of commercial, office, warehouse and light industrial uses, including with outdoor activity and materials and vehicle storage, but not traditional retail activity – although its zoning has always allowed retail use. This is because of the paradoxical situation that the area is at the southwest corner of the heavily-traveled Loop 610/Interstate 69 freeway interchange, yet the area has limited access and relatively low visibility given the height of the massive interchange and its flyover ramps closest to Bellaire. The potential for new “destination” uses in the district is of particular interest as they would help overcome the area’s access and visibility challenges for more traditional commercial development. Such development concepts could include restaurants, outdoor gathering spaces and other leisure activities and amenities desired by Bellaire residents and also appealing to visitors. As in other Bellaire zoning districts, property owners/developers can pursue a Planned Development (PD) application to propose development approaches that are not directly possible through the district’s by-right zoning allowances. B. Uses. Commented [GM3]: See Chapter 24 definitions of uses, as needed, at: (1) Permitted uses. https://library.municode.com/tx/bellaire/codes/code_of_or a) Utilities: dinances?nodeId=PTIICOOR_CH24PLZO_ARTIIDEIN_S24- 202DE 1) Local utility distribution lines; and 2) Telephone lines and related cross-connecting points. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 2 of 19 Page 16 of 27  b) Facilities owned and maintained by the City or other governmental entities, including public parks. c) Commercial uses as follows, not to include automobile sales, head shops, mini-storage Commented [GM4]: Did not include the requirement of businesses, mortuaries or funeral parlors, pawnshops, tattoo shops or vehicle washing: SUP approval for drive-in or drive-through activity. SUP approval is required in UV-D and CMU but not in NBSDD. 1) Banks, credit unions and similar institutions; 2) Business and professional offices and services; 3) General retail sales and services; 4) Medical offices and/or urgent care facilities; and 5) Restaurants and cafeterias. d) Studios for photography, art, music, dance or fitness activities. e) Artisan workshops. f) Special event venues. g) Conference center facilities. hf) Agricultural operations as defined in Section 251.002(1), and generally exempted from municipal regulation in Section 251.0055 of the Texas Agriculture Code. i) Mixed-use developments consisting of a combination of two or more of the permitted commercial uses listed in subsections c), d), and e), f), g) and h) above. jg) Technical research facilities. kh) Warehousing, wholesaling and distribution facilities. Commented [GM5]: Thought is to allow by right given existing uses in the district – or could require SUP approval li) Light compounding or fabrication, but no light manufacturing. for any new uses. mj) Planned Development: Applicants may propose planned developments in this district under the Commented [GM6]: Thought is to allow by right in a amendatory procedures in Section 24-604. This procedure will enable consideration of “Makers” district. Or require SUP approval? Or still limit to development proposals involving uses or designs that might not strictly adhere to the standards Light Industrial district? within this Section but would meet the spirit and intent of the district. All planned development applications must still meet the following district standards: Defined as: “(97) Light compounding or fabrication. The manufacturing of any item not involving the generation of 1) Minimum site area; and noise, odor, vibration, dust or hazard, including a scientific 2) Minimum site width and depth. laboratory or dental laboratory.” nk) Accessory uses as follows, subject to the requirements of Section 24-510, except that, for the purposes of the Bellaire Makers district, an accessory use may occur within a portion of a principal structure: 1) Bars, when accessory to a principal restaurant, commercial indoor amusement, movie theater, theater or private club use, and subject to the requirements of Chapter 3, Alcoholic Beverages, of the City Code. 2) Accessory residential living space as part of a live/work unit, in which certain occupational Commented [GM7]: Moved live-work unit down with pursuits are conducted as the primary use by the resident occupant (e.g., small-scale uses requiring Specific Use Permit approval. artisan workshop or makerspace for light compounding or fabrication activity; business and professional office; studio for photography, arts/crafts, music, dance or fitness activities; etc.). 2) Accessory offices to principal warehousing, wholesaling and distribution facilities, or to a principal light compounding or fabrication use. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 3 of 19 Page 17 of 27  3) Accessory spaces to artisan workshops for direct retail sales to customers, on-site instructional classes, and/or outdoor seating areas for establishments that produce specialty food or beverage products. 43) Vehicle storage. Commented [GM8]: This activity currently occurs in the area of the new Bellaire Makers district. (2) Specific uses. a) Commercial uses of a more intensive nature in terms of outdoor activity and storage, wholesale business, and associated delivery and loading activity, such as businesses involving home improvement products, garden shops and landscape supply potentially with greenhouse and nursery storage areas. b) Live-work units, which an occupant uses as a residence but also has space on the same or a separate floor for an occupational activity involving: 1) Artisan workshop; 2) Business or professional office; or 3) Studio for photography, art, music, dance or fitness activities. Live-work units shall: 4) Have at least nine hundred (900) square feet of residential living space and no more than eighteen hundred (1,800) square feet for the occupational activity. 5) Comply with all single-family residential occupancy requirements. 6) Be constructed and maintained in accordance with all commercial building codes and other applicable construction and performance codes, and be subject to all related City inspections. 7) Have primary access to individual units by an exterior doorway. 8) Have the occupational activity conducted entirely within the principal building, and in no event shall such activity be visible from any other structure or public way. 9) Have no outdoor storage of equipment or material used in the occupational activity. 10) Have no products or merchandise displayed or sold on the premises. 11) Have no employees on-site other than residents of the unit. 12) Have no visible signage other than a single placard with a maximum size of two (2) square feet that must be affixed securely and flat against an exterior wall near the entry to the unit. 13) Comply with the performance standards in Section 24-511, including the standards for noise and with Section 22-4 of the City Code regarding noise. No mechanical, electrical or other equipment shall be used which produces electrical or magnetic interference, heat or other nuisance outside the unit. No location in the district shall have more than ten (10) live/work units per acre. ca) Recreational and amusement uses as follows: 1) Amusement, commercial indoor; 2) Art gallery or museum; 3) Athletic, swimming or tennis club and/or facilities; Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 4 of 19 Page 18 of 27  4) Movie theater, indoor; and 5) Theater, for live performances. db) 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. 7) Veterinary clinic. ec) Transportation, automobile and related uses as follows: 1) Auto parts sales; 2) Automobile service stations; Commented [GM9]: Not allowed in NBSDD. 23) 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 Commented [GM10]: Allowed in NBSDD, could be important for parking needs of potential “destination” uses 4) Vehicle repair. in this district. fd) Private club or place of worship. Commented [GM11]: Not allowed in NBSDD. ge) School. (3) Temporary uses. Temporary uses in the Bellaire Makers 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). C. Development Standards. Commented [GM12]: Note that the Comprehensive Plan description of the Bellaire Makers District states: (1) Site plan review required. All development applications in the Bellaire Makers district require site plan review and approval to ensure conformance with the substantive standards for this district and other “Based on existing development conditions in the area, and applicable provisions of the City Code. given its location and limited developable property within a) Required approvals. the area, relatively more intensive development is anticipated than permitted elsewhere in Bellaire in terms of 1) Administrative final action. The Administrative Official is authorized to take final action on maximum site coverage, maximum building bulk and height, site plans for all development applications other than planned developments, in etc. Although storm water management requirements will accordance with Section 24-524, provided the site plan complies with the standards for this likely limit this development potential.” 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. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 5 of 19 Page 19 of 27  1) Waiver authority. For projects in the Bellaire Makers 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) Private Clubs or Places of Worship. Commented [GM13]: Same standards as in CMU. 1) Minimum lot area: 5,000 square feet. 2) Minimum lot width: 50 feet. 3) Minimum lot depth: 100 feet. 4) Maximum building height: 40 feet including drive-under 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; (b) Up to 20 feet of additional height is allowed to accommodate 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. 5) Minimum required yards: (a) Front yard: 15 feet. (b) Side yard: Five (5) feet, provided that on a corner lot, both street exposures shall be treated as front yards on all lots platted after the date of enactment of this chapter, except that where one street exposure is designated as a side yard by a building line shown on a plat approved by the Planning and Zoning Commission, containing a side yard of ten (10) feet or more, the building line provisions on the plat shall be observed. On lots which were official corner lots of record prior to the date of enactment of this chapter, the minimum side yard adjacent to the side street shall be ten (10) feet. (c) Rear yard: i. For the main structure, ten (10) feet from any alley or easement, with not more than 50 percent lot coverage on the back half of the lot. Commented [GM14]: Not include for Makers District since it is separated from single-family residential areas. ii. For any accessory structure, three (3) feet from any alley or easement or five (5) feet where there is no alley or easement. 6) Maximum site coverage: seventy-five (75) percent of lot area. b) Schools. Commented [GM15]: Same standards as in CMU. 1) Minimum lot area: 5,000 square feet. 2) Minimum lot width: 50 feet. 3) Minimum lot depth: 100 feet. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 6 of 19 Page 20 of 27  4) Maximum building height: 40 feet including drive-under 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 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. 5) Minimum required yards: (a) Front yard: 15 feet. (b) Side yard: Five (5) feet, provided that on a corner lot, both street exposures shall be treated as front yards on all lots platted after the date of enactment of this chapter, except that where one street exposure is designated as a side yard by a building line shown on a plat approved by the Planning and Zoning Commission, containing a side yard of ten (10) feet or more, the building line provisions on the plat shall be observed. On lots which were official corner lots of record prior to the date of enactment of this chapter, the minimum side yard adjacent to the side street shall be ten (10) feet. [No side yard is specified] (c) Rear yard: i. For the main structure, ten (10) feet from any alley or easement, with not more than 50 percent lot coverage on the back half of the lot. Commented [GM16]: Not include for Makers District since it is separated from single-family residential areas. ii. For any accessory structure, three (3) feet from any alley or easement or five (5) feet where there is no alley or easement. 6) Maximum site coverage: seventy-five (75) percent of lot area. c) Commercial and mixed-use development. 1) Minimum lot area: 7,500 square feet. Commented [GM17]: 10,500 in RDD … 7,500 in Light Industrial … 5,000/21,780 in CMU … none in North Bellaire (a) Minimum mix of uses. For a development to be considered a "mixed-use" project, SDD. 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. 2) Minimum lot width: 75 feet. 3) Minimum lot depth: 100 feet. 4) Maximum building height: 53 feet including drive-under parking, except that: Commented [GM18]: 6 “stories” in RDD … 42 ft in LI … 84 ft in Loop 610 … 85 ft in NBSDD (was 235 ft/16 stories in UV- (a) Up to 10 feet of additional height is allowed to accommodate roof gables, chimneys, T). 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 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 Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 7 of 19 Page 21 of 27  (c) Requests for additional height beyond the allowances provided in items (a) and (b), above, shall require approval of a specific use permit. (d) Additional height up to seventy-nine (79) feet including drive-under parking is permitted for buildings constructed at the north end of the district, on properties between Terminal Street and Westpark Drive, to give the district more prominent visibility from the Uptown Houston area and adjacent freeways, serve as a freeway noise and visual buffer, and to frame any future “destination” or outdoor public assembly uses in the interior of the district. Commented [GM19]: Thinking of places like Levy Park in Houston (and Discovery Green at a larger scale) where 5) Minimum required yards: multi-story buildings frame an outdoor activity/event space. (a) Front yard: 15 feet. Commented [GM20]: Same as CMU, was 10 ft in RDD. (b) Side yard: 5 feet. Commented [GM21]: No side yard specified in CMU, but (c) Rear yard: 10 feet. was 5 ft in RDD, same as in LI. 6) Maximum site coverage: eighty (80) percent of lot area. Commented [GM22]: Was 85 in RDD, 75/85 in CMU, and 80 in LI and NBSDD. d) Planned Development. 1) Minimum site area: 22,500 square feet. Commented [GM23]: 32,670 sq ft (3/4 acre) in CMU, 22,500 sq ft in LI. Most existing properties would be eligible 2) Minimum site width: 150 feet. at 22,500. 3) Minimum site depth: 100 feet. 4) Maximum building height: 53 feet including drive-under parking, except that requests for additional height beyond the allowances provided shall be incorporated into the planned development application. (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 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. (c) Additional height up to seventy-nine (79) feet including drive-under parking is permitted for buildings constructed at the north end of the district, on properties between Terminal Street and Westpark Drive. 5) Minimum required yards: As established by the approved site plan for the planned development amendment. 6) Maximum site coverage: As established by the approved site plan for the planned development amendment. (2) Outdoor seating and activity areas. a) Outdoor seating within required yards. Outdoor seating associated with a restaurant or other public-serving usedining 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 Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 8 of 19 Page 22 of 27  3) is separated from the right-of-way by landscaping or a vertical barrier. (3) Parking. A minimum number of off-street parking spaces shall be required as follows: a) Places of worship: 1) One (1) on-site space for every three (3) individual seats provided in the main sanctuary. Whenever pews are provided in lieu of individual seats, 24 inches shall be the equivalent of one (1) seat. b) Schools: 1) One (1) on-site space for each classroom plus one (1) on-site space for each four (4) seats in any auditorium, gymnasium or other place of assembly. c) Other non-residential uses: 1) A minimum number of off-street parking spaces as provided in Section 24-514a. (4) Outdoor lighting. All outdoor lighting shall be located, screened or shielded so that adjacent residential lots or structures near the district are not directly illuminated. (5) Noise. All uses in this district, including those approved through a planned development application, shall comply with the performance standards for noise in Section 24-511 and with Section 22-4 of the City Code regarding noise. Sec. 24-513a. Design standards in commercial and mixed-use districts. Commented [GM24]: The Bellaire Makers District version ultimately sent to City Council for consideration will also A. Purpose. The purpose of this Section is to establish reasonable design standards and related guidance to need to include updated references to the “BMD” versus address community desire for visually appealing non-residential, multi-family, and mixed-use development “UV-T” district elsewhere in Chapter 24 – as in the text of that enhances the overall quality and character of the City, while balancing the legitimate development and the Design Standards section. commercial needs of property owners. (1) Urban Village districts. For the Urban Village-Downtown (UV-D) and Urban Village-Transit-Oriented Development (UV-T) districts, certain standards within this Section, together with the use regulations and physical development standards for theeach district, are especially intended to promote and maintain an Urban development character as described in the respective district purpose statements. (2) Security emphasis. All design processes within the BMD, CMU, R-MF, and UV-D and UV-T districts shall also consider Crime Prevention Through Environmental Design (CPTED) principles to enhance the security of residents, workers and visitors. B. Applicability. The design standards established in this Section apply to any new non-residential, multifamily, or mixed-use development in the Bellaire Makers District (BMD), Corridor Mixed Use (CMU), Residential - Multifamily (R-MF), and Urban Village-Downtown (UV-D), and Urban Village-Transit-Oriented Development (UV-T) districts, and to any non-residential, multifamily, or mixed-use redevelopment in these districts that follows the removal of all pre-existing buildings on the site. (1) The requirements of this Section regarding canopies and awnings, colors, and visual interest and anti- monotony shall also apply to the enlarged portion of an existing non-residential, multifamily residential or mixed-use building when the enlargement exceeds one thousand (1,000) square feet or twenty-five (25) percent in area, whichever is less, of the exterior dimensions of the building. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 9 of 19 Page 23 of 27  (2) The requirements of this Section shall not apply to the reconstructed portion of an existing building that was partially damaged or destroyed if the reconstruction involves less than fifty (50) percent of the pre-existing area of the exterior dimensions of the building. (3) Nothing in this Section shall be construed to require compliance with the requirements of this Section for finish or remodeling work to the interior of an existing building if such work does not result in an enlargement of the exterior dimensions of the building. C. Standards. The specific standards are provided in Table 24-513a.A. The table is arranged in alphabetical order by the type of standard. Table 24-513a.A Design Standards for BMD, CMU, R-MF, and UV-D and UV-T Districts Commented [GM25]: The specific design standards Applicable Standards Illustrations excerpted here from the full Table 24-513a.A should also District(s) apply in the new Makers district. All other design standards BMD Canopies and Awnings that applied to UV-T to promote Urban character no longer CMU Use of canopies and awnings on building and parking apply to the Makers district. R-MF structure façades adjacent to and above public UV-D sidewalks and other public spaces is encouraged to UV-T provide shade and weather protection and to add visual interest to structures, provided the placement and design of such canopies and awnings is consistent with the building architecture, and they are maintained in sound condition at all times. Projection Canopies and awnings shall project no more than six feet from the façade of a building or parking structure. Lighting Canopies and awnings shall not be backlit or internally lit. BMD Colors CMU Use of overly iridescent or fluorescent colors on any R-MF building façade or roof is prohibited, as determined UV-D by the Administrative Official, taking into UV-T consideration the existing range and use of color in architecture, signs and other physical improvements within the district and its vicinity. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 10 of 19 Page 24 of 27  BMD Freestanding Canopies CMU The design of freestanding or semi-freestanding R-MF canopies, such as those used as shelters for pump islands at auto service stations, and for port- cocheres, shall be consistent with the architectural style, predominant and accent materials, color, and lighting of the principal building on the development site. BMD Parking Structures UV-D Such structures shall be designed for architectural UV-T consistency with the primary building served or other nearby buildings in terms of façade design, articulation, finish materials and/or shielding of unfinished structural elements and mechanical equipment. Special Design Elements Parking structures shall include architectural and/or landscape elements which enhance the garage appearance and help to screen parked vehicles and interior lighting from external view (e.g., decorative screens, trellises with or without associated vegetation, façade and roofline variation). BMD Screening of Mechanical/Service Equipment CMU Rooftop Mechanical Equipment R-MF Such equipment shall be completely screened from UV-D ground-level public view through design and UV-T materials consistent with the overall building design and colors, including potential use of sloped roofs or other architectural elements (e.g., parapet walls) that conceal flat roof areas where mechanical equipment is mounted. • Where a green roof system is installed and maintained on a rooftop, dense vegetative screening may be used to satisfy the screening requirement for mechanical equipment. (Only for UV-T) Ground-Level or Building-Mounted Service Equipment Such exterior equipment (e.g., mechanical components, electrical drops, utility meter banks, heating/cooling controls) shall be completely screened from ground-level public view through design, materials and/or painting consistent with the overall building design and colors. The required Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 11 of 19 Page 25 of 27  screening may also be accomplished through installation of dense, year-round vegetation as shown on the site landscape plan. BMD Visual Interest and Anti-Monotony See Figure 24-513a.A, below, for CMU The standards below shall apply to all exterior graphics illustrating building R-MF elevations of structures that are not visually articulation and other techniques for UV-D screened by an intervening building or structure adding architectural interest. UV-T from public view. Building Articulation Building façades to which these standards apply shall be articulated to reduce the apparent mass of the structure and to add visual appeal. This may be accomplished by stepping back a portion of the façade periodically relative to the building line, along with other design variations in the façade as illustrated in Figure 24-513a.A, below. Roofline Articulation For flat roofs or façades with a horizontal eave, fascia or parapet, the roofline shall be varied vertically so that no unmodulated segment of roof exceeds 50 feet in horizontal dimension. This standard can also be satisfied by incorporating design elements such as functional or faux dormers, gables, towers, or chimneys. Avoidance of Blank Walls Any exterior building elevation that faces a public street right-of-way, public plaza/space, public parking area or area of residential use shall have no more than 16 feet of uninterrupted blank wall space in a horizontal or vertical direction. This standard can be satisfied by incorporating window openings, porches or balconies, articulation of the building façade, decorative cornices, material and color variations, or score lines. Landscape Treatment for Large Walls Where buildings are more than 60 feet in length or 35 feet in height, site trees required by the landscaping standards of this Chapter (and not required street trees) shall be arranged to break up the appearance of building mass so that the building is perceived to be divided into lengths of no greater than 50 feet when viewed from ground-level public vantage points. Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 12 of 19 Page 26 of 27  Figure 24-513a.A Examples of Building Designs and Articulation Standards (Ord. No. 14-013, § 1, 3-3-2014; Ord. No. 17-008, § 1, 1-23-2017; Ord. No. 19-059, § 1(App. A), 11-4-2019) Created: 2024‐05‐07 11:06:06 [EST] (Supp. No. 19, Update 1) Page 13 of 19 Page 27 of 27