[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6680430,"mediaKeyId","2146532-2ab6f4daae351d955aeeceef41c6b0e1","parentId",2146532,"title","Commission grants variances for North Houston plats amid neighbor concerns about access and right-of-way","audioSeconds",1489,"startMs",1708000,"endMs",3197000,"viewUrl","/Search/View?dp=1&key=2146532-2ab6f4daae351d955aeeceef41c6b0e1&start=1708&end=3197","thumbnailUrl","https://assets.pipeline.soar.com/2146532-2ab6f4daae351d955aeeceef41c6b0e1/thumbnail_1708000.jpg","articleUrl","/articles/6680430/Houston/Harris-County/Texas/Commission-grants-variances-for-North-Houston-plats-amid-neighbor-concerns-about-access-and-right-of-way","mediaUrl","https://secure.pipeline.soar.com/6680430-15fa371e6beccd2706e0d4fa36ebdb42/orig.mp4?Expires=1771156612&Signature=ZIBNlBFq4jUC1v2eOAyLSSkMngeljHJm-GRcZGDuxS8ts6Mv6iSnnJRG-ph3GOyv-ribVP4X9AFtwC93634WE1hDvY7nOU72uLNLYEyTz3V5GP5WzUu6qFDylnFvPbRNwocxUTvbCBwqZ-tb0Qn9S~o7Xfwg4AfdgJoEEzM1svAOkImd7iNWCSbfAC6qDTpyYEE8WjgXBwofkCmuLm5U1tFZz7WAsxVoaUBj8bNRU4uhA7JsO96g9WYXwTbKbeOnYKKbbWE-AiKp-0P1tuuz9YAjcQ0eZsgl8lZalIl0DI2DZnWOkFZmjyTgGBs9EGP6wZY8G7eRK8ShPA3oKJlSIQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Houston","date","2025-01-23T00:00:00Z","article","The Houston Planning Commission approved multiple variances and plats for properties in the city's extraterritorial jurisdiction north of Hardy Toll Road and in the Tidwell/Nieman area after staff recommended granting exceptions for street-extension and public-street-spacing requirements.

One application in the north Houston ETJ sought relief from the requirement to provide north–south and east–west public streets and to extend cul-de-sacs through the site for an industrial warehouse development. Staff and Harris County engineering staff supported the request, citing constraints created by Hardy Toll Road and adjacent developments; the commission granted the variance and approved the plat.

Separately, commissioners considered an Eli Townhomes North proposal where the applicant sought to avoid providing a full 20-foot right-of-way widening along Nieman Road and to stagger north–south connections. Neighbors and property owners — including Andrew Chabay and Jennifer Curtis, representing adjacent landowners — said portions of Nieman and Phillips Road are not built or improved, that one southern parcel may be landlocked under current conditions, and that existing litigation related to a proposed ditch and eminent-domain negotiation could affect future access. Staff explained the recommendation to accept a 15-foot dedication on the northern side (yielding a 50-foot total in some alignments) was based on existing irregular dedications along the corridor and the unlikelihood of obtaining a full 60-foot right-of-way across several already-developed parcels. Staff also noted other adjoining properties could provide north–south connections from Tidwell to Nieman and that the applicant is providing a nearby stub connection that staff judged to be acceptable for circulation.

Planning staff recommended granting the variances and approving both plats; commissioners voted in favor after public comment. The record shows at least one public commenter described ongoing eminent-domain litigation that may affect the southern access alignment; planning staff acknowledged they were not aware of that litigation and offered to coordinate with the city’s eminent-domain attorneys.

What it means: The commission’s approvals allow plats to move forward in areas where full street extensions are impracticable because of existing development patterns or physical constraints. Staff asked developers and property owners to coordinate utility and road construction details during permitting; neighbors asked the city to clarify responsibilities for road building and utility extensions because the city typically maintains rather than constructs new streets.

Next steps: Applicants must meet CPC/CBC 101 form conditions and coordinate with Harris County engineering and the city’s permitting and right-of-way units on utilities and street construction. Planning staff said they will follow up on outstanding issues raised by speakers, including the potential eminent-domain matter and whether additional right-of-way dedications can be obtained during future development.","mediaType","Video","parentTitle","Houston - Planning Commission - Jan 23, 2025","oneSentenceSummary","The commission approved plats and variances in north Houston and Tidwell/Nieman areas that ease street-extension requirements and allow smaller right-of-way dedications where physical constraints and existing development make full connections impractical.","taxTitle","Houston, Harris County, Texas","taxId",2797,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6680433,"Planning commission denies motel variance near schools on Hillcroft Avenue",331,5488000,5819000,"/Search/View?dp=1&key=2146532-2ab6f4daae351d955aeeceef41c6b0e1&start=5488&end=5819","https://assets.pipeline.soar.com/2146532-2ab6f4daae351d955aeeceef41c6b0e1/thumbnail_5488000.jpg","/articles/6680433/Houston/Harris-County/Texas/Planning-commission-denies-motel-variance-near-schools-on-Hillcroft-Avenue","https://secure.pipeline.soar.com/6680433-609eb205fda19b36f1ec91c3db7c7343/orig.mp4?Expires=1771156612&Signature=BDYMzcEEFjBAxouOr2nALgLjxJJ1BBsDyTfIvtmgM7X3EYrs8ILyn7I4CUM6lWPW1d8scwupOQ-BS5QkONmFr74JZhu6jHUOiyQLhAEQXoHf~VruvgwVEywVZWzMIN9qWu2ubPnX0AaPhOA6qOPMOhGsF9BI~SI1PFo1VeXlzpAWmrTgFRoE~aqEMqOlmtP3H1rss7ijn-Tr1HfzofZ439NZ5jRciVxj4YpWgSRDz6ed18AvJ~bWVZeZo8sLCgT5~q27OCpRG4s5d3~yTER8wro8eRF2nWxzheHYju2tNO5NaVXbWDG-FDIt0mDB8-CypX4nDCv-wQTiDfk-ZoG8xw__&Key-Pair-Id=KUT5TJCACFTXG","The Houston Planning Commission on Thursday denied a variance request that would have allowed a proposed 41-room independent motel at 62100 Hillcroft Avenue to operate within 750 feet of nearby schools and a health facility.

Xavier Academy’s head of school, David Garner, and Anne Scamardo, property manager for a nearby building that houses schools and nonprofits, told the commission they opposed the hotel variance. They said the proximity of the motel to schools, including a nearby elementary school, was a safety concern and raised examples from other Houston neighborhoods where independent motels were linked to illicit activity.

Planning staff told the commission the applicant had not demonstrated a hardship to justify the variance and asked for a deferral to allow the applicant time to provide additional documentation and reach out to the protected uses. Instead, Commissioner Baldwin moved to deny the variance; Commissioner Robbins seconded the motion. The motion to deny carried on a recorded voice vote with one commissioner — Rosenberg — noted as opposing the denial.

What it means: Denial of the variance prevents the motel from proceeding with the requested reduced distance to protected uses as proposed. Under local rules, hotels that fall below a certain room threshold and are located within a specified distance of protected uses require a variance; the applicant did not provide supporting hardship evidence during the hearing.

Next steps: As recorded in the meeting, staff had sought a deferral to allow the applicant to supplement the record; with the commission’s denial, the applicant may revise and resubmit or pursue other options consistent with zoning and proximity rules.","The commission voted to deny a variance request for a proposed 41-room independent motel at 62100 Hillcroft Avenue after nearby school leaders and property managers raised safety and crime concerns; the motion to deny carried with one commissioner recorded as opposing.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6680437,"Commission approves reduced setback for Montrose project despite residents' pleas to protect mature trees",1037,3124000,4161000,"/Search/View?dp=1&key=2146532-2ab6f4daae351d955aeeceef41c6b0e1&start=3124&end=4161","https://assets.pipeline.soar.com/2146532-2ab6f4daae351d955aeeceef41c6b0e1/thumbnail_3124000.jpg","/articles/6680437/Houston/Harris-County/Texas/Commission-approves-reduced-setback-for-Montrose-project-despite-residents-pleas-to-protect-mature-trees","https://secure.pipeline.soar.com/6680437-70f8d44bf09c394b6d630a0767027f2d/orig.mp4?Expires=1771156612&Signature=OI5fjE9xsvGeMu7F58jAl2DoY7bFKRxnz6XNW1hOQ22HVdHPSa1Qsgg1LjIdCwXDV5c2IKAv~7gV7duq9cj-gnkJPDiEg8axeBoIQ2-2QLIqxVCC1EIlBi3iO~PJidHPjRiv~w93l1f-9Wgi4sMT44psAD9pX5FQKjIRrWdndgRRSGoT39cAeEbDFLVfFIrwT5OlXzak0ynkMb0MpTlMYrsYyqNuhWfBOj0IOZdKYoyfWXXPssZE8QBLLtv2C4hz8NIEHSy7Di7NGbbyflYPy8PwkwDEWvJXsXbgk8q9jG9DINDLS1uYIGXawiUo02DmjSYQnyZRhqtzd-dDp2vzog__&Key-Pair-Id=KUT5TJCACFTXG","The Houston Planning Commission on Thursday approved a request by Skanska Commercial Development to reduce the building line along Montrose Boulevard from 25 feet to 5 feet for a proposed mixed-use, high-rise residential tower with ground-floor retail at the intersection of Montrose and Westheimer.

The developer, represented by Ben Jana of Skanska, told the commission the project includes a plaza at the corner, broad sidewalks and an intent to “maintain the tree” nearest the corner in the public plaza area. Skanska said it plans to work with a local landscape architecture firm and to plant additional large-caliper or aggregate canopy trees as part of the public realm improvements.

Neighborhood speakers opposed the reduced setback and asked for a deferral. Melissa Gilhart, a Montrose resident, and Sarah Frazier, president of the Hyde Park Civic Association, both said multiple mature live oaks and other mature trees are at or near the right of way and that those trees provide shade, habitat and environmental benefits. Frazier asked the commission to defer the request so the developer and neighbors could seek a solution that preserves mature trees.

Staff recommended approval, saying the proposed pedestrian realm along Montrose after a 5-foot dedication would provide 20–25 feet for sidewalks, planters and plazas and that similar variances had been granted in the area. Commissioners voted to approve the variance; the motion was moved by Commissioner Baldwin and seconded by Commissioner Sigler. The meeting record notes Commissioner Colvard opposed the decision.

What it means: The approved reduced building line allows the developer to place elements of ground-floor retail and a cantilevered second-floor retail edge closer to Montrose Boulevard so the project’s plaza and pedestrian improvements can align with the intersection. The commission and staff said trees are subject to city forestry protections and that any work affecting street trees would require coordination with the city forester.

Next steps: The developer will proceed with detailed design and must coordinate tree protection and any required permits with city forestry and planning staff; neighbors said they will continue outreach to seek protections for mature canopy trees.","The Planning Commission granted Skanska Commercial Development a reduced building line on Montrose Boulevard — from 25 feet to 5 feet — for a proposed mixed-use tower, while neighborhood groups urged deferral to protect mature canopy trees. Commissioners voted to approve the variance; one commissioner recorded opposition.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6680443,"Planning commission approves transfer of $20.5 million in water and wastewater impact fees; drainage fees also reported",250,447000,697000,"/Search/View?dp=1&key=2146532-2ab6f4daae351d955aeeceef41c6b0e1&start=447&end=697","https://assets.pipeline.soar.com/2146532-2ab6f4daae351d955aeeceef41c6b0e1/thumbnail_447000.jpg","/articles/6680443/Houston/Harris-County/Texas/Planning-commission-approves-transfer-of-205-million-in-water-and-wastewater-impact-fees-drainage-fees-also-reported","https://secure.pipeline.soar.com/6680443-6a731f9157a5f7c501cb1e16eef43545/orig.mp4?Expires=1771156612&Signature=gqkaOE9s3EPragoh13ocb1cSDM8YgFakl0jL-N8PrrfDB2i0tlmMxmIDcGkNk4iJLWZc4ZD3jYKLcgmWwYOnmv54s3x7CU5jgHfpuz0apIJqeZ58Vr16RSkWEjpwaRg8vE~pVTcRfTH~l5p8IQ-aYQ2cBZPWxxbeQXhKIEFAwj~Ei6K87fZS73jk9Dxy-U9gfNSkJmgs7kpG~7V8BsuCgbzXVIPvPFrzLjTqJW7odfFpdGmllfy79hMka24wUioq04oUyi0OsU4NuXFiBrR6D9d5i6sMgWrzGKiZ5XHuWwPMSYijL8ZC0ketgK48uVR7u89g7r8r-hbYc8X-iUr52g__&Key-Pair-Id=KUT5TJCACFTXG","The Houston Planning Commission, acting as the Capital Improvements Advisory Committee, voted Thursday to appropriate $20,504,244.88 in water and wastewater impact fee revenues and interest to debt retirement and heard a separate semiannual drainage report that recorded $591,848.36 in drainage impact fees for May 1–Oct. 31, 2024.

The recommendation to transfer the water and wastewater fees was presented by Deidra Van Leggen of Houston Public Works, who said the accounts generated a total of $20,504,146.88 from revenues and interest during the reporting period and that the water and wastewater impact fee then in effect — $3,837.35 per service unit — represented about 34.55% of the maximum fee allowed under current law. Van Leggen also reported 5,338 water service units and 5,060 wastewater service units were recorded in the period and that 699 single-family residents were granted exemptions for being below the median housing price.

Commissioner Dwight Victor, who moved approval of the transfer, told the commission the program has steadily increased revenue since its inception and has accumulated over $649 million toward debt service. The motion to appropriate the full amount for debt retirement was seconded by Commissioner Heich and carried on a voice vote with no recorded opposition.

Separately, Houston Public Works staff presented the semiannual drainage impact fee report, which documents $591,848.36 collected between May 1 and Oct. 31, 2024 and $6,870,376.43 collected since the drainage program's inception. Commissioner Victor also moved approval of that transfer, which carried by voice vote.

Why it matters: Impact fees fund infrastructure — including water, wastewater and drainage — tied to new development. The commission acts as the Capital Improvements Advisory Committee under Chapter 395 of the Texas Local Government Code and provides the formal recommendation for how collected fees are recorded and, in this case, routed to debt retirement.

What the commission decided: The commission approved staff recommendations to appropriate the full water/wastewater impact fee receipts for the reporting period to debt retirement and to accept the drainage impact fee report. Staff noted that current capacity in the water and wastewater systems can support anticipated demands through July 1, 2025, the end of the next reporting period.","Houston Planning Commission, acting as the Capital Improvements Advisory Committee, approved transferring $20,504,244.88 in water and wastewater impact fee revenue to debt retirement and received a semiannual drainage report showing $591,848.36 in drainage impact fees collected for the period May 1–Oct. 31, 2024.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6680426,"Commission defers two parking-variance requests after neighbors warn of overflow parking",855,4940000,5795000,"/Search/View?dp=1&key=2146532-2ab6f4daae351d955aeeceef41c6b0e1&start=4940&end=5795","https://assets.pipeline.soar.com/2146532-2ab6f4daae351d955aeeceef41c6b0e1/thumbnail_4940000.jpg","/articles/6680426/Houston/Harris-County/Texas/Commission-defers-two-parking-variance-requests-after-neighbors-warn-of-overflow-parking","https://secure.pipeline.soar.com/6680426-b6a74023f213b3fb10d4e37165c48d9a/orig.mp4?Expires=1771156612&Signature=bK9N5Ohgy1jmZ~IqoLe6g5AAO1-k-nmdPx5Eqbw8Td3~FUCFKQCCH-ib78~ujHE5QQM-hckiMU~QvuYYFQPtnKGD~XqDs9AQxaXKj1VLStULi5v0JGnemWY6zQ-NKU9UACMsKxC7IkP8pWB6kk1pBpmNnv5L8g2igg8S~H~Ip86INPmmIsF2659hVUzqTpkzCStTLWrgNl8GhnUQwMhFVBM-jkUe7pgD6lVadJKNY0wdOcQhfgPqOkVXN-6R4Hka5g5jGeWuy~TAF13gKAQCv9O8RIvekSarXijb5e~6h0CuarTF0SyAJ3oTsiwwaGHtGCAv70wEK5Bv06Ifijcz0w__&Key-Pair-Id=KUT5TJCACFTXG","The Houston Planning Commission deferred consideration Thursday of two off-street parking variance requests after nearby residents described severe existing parking pressure and warned a reduction would push vehicles into residential blocks.

At 1002 West 11th Street (at Lawrence Street), planning staff recommended deferral to study whether off-site or additional on-site parking could be provided. Neighbors, including resident Noel Freeman, said nearby restaurants already create spillover parking problems that block driveways and sidewalks; Freeman said a vacant 6,000-square-foot lot south of the subject property could be converted to parking and urged the commission not to approve a reduced-parking variance without resolving overflow impacts. The commission voted to defer the parking variance to allow further study and potential arrangements for additional parking.

A separate request at 1126 West Gray Street — a proposed conversion of a 4‑plex with a first-floor spa and an upstairs residence — was likewise deferred. The applicant said employees live on site and that some clients would arrive by appointment and use ride-hail services; commissioners and neighbors questioned the sufficiency of three proposed off-street spaces for a commercial use on a busy Montrose/Gray corridor. Staff recommended deferral to allow additional study and review; the commission approved the deferral.

What it means: Deferrals pause the commission’s consideration while staff studies options to mitigate neighborhood impacts, including whether an applicant can provide additional on- or off-site parking, use shared parking agreements, or otherwise limit spillover into residential streets.

Next steps: Planning staff will review whether additional parking can be permitted or provided for 1002 West 11th and will evaluate operations and occupancy for 1126 West Gray before the items return to the commission.","The Planning Commission deferred two off-street parking variance requests — at 1002 West 11th Street and 1126 West Gray Street — after neighbors and nearby residents voiced concerns that reduced parking would shift vehicles into residential streets.","actionData","errors"]

Article not found

Commission grants variances for North Houston plats amid neighbor concerns about access and right-of-way

Planning commission denies motel variance near schools on Hillcroft Avenue

Commission approves reduced setback for Montrose project despite residents' pleas to protect mature trees

Planning commission approves transfer of $20.5 million in water and wastewater impact fees; drainage fees also reported

Commission defers two parking-variance requests after neighbors warn of overflow parking