[{"_1":2,"_111":-5,"_112":-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],{"_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",6645708,"mediaKeyId","3626397-49083782897974b607c0405d34ef4e33","parentId",3626397,"title","Commission approves reduced parking for 4000 N. Shepherd Drive; neighborhood praises developer for saving century-old tree and Sears sign","audioSeconds",197,"startMs",5398000,"endMs",5595000,"viewUrl","/Search/View?dp=1&key=3626397-49083782897974b607c0405d34ef4e33&start=5398&end=5595","thumbnailUrl","https://assets.pipeline.soar.com/3626397-49083782897974b607c0405d34ef4e33/thumbnail_5398000.jpg","articleUrl","/articles/6645708/Houston/Harris-County/Texas/Commission-approves-reduced-parking-for-4000-N-Shepherd-Drive-neighborhood-praises-developer-for-saving-century-old-tree-and-Sears-sign","mediaUrl","https://secure.pipeline.soar.com/6645708-f1e21eb783a3ac219c348d55985ad855/orig.mp4?Expires=1771141562&Signature=ByesoafPx1XmcLC8LwtpETKGzC9J-3ww7CEA9qP2nFQtoRrZXyUItqQH4YnOqJVvLAOUx5CLWCaeHlqFd9H6KqCERHDUwg-GsHiLDH9uJtZo09e93yGna6PXKiPfdC-eQgMA-cpc0GAiBmbwXsbaR8Vtu4WjNigf6wIb0D692bLh2YqqKgP3p~MkLO7W8deoOX~-2zseyDCDexh8x-EdR3urIGIlzbQgavhbO1O~7Z5vrgfKT~bD8I9t-j1b435fRnHp~SoYV9oSG9H4jhZpkL9oLq5SNuw~P3GIaG0eQdT4HmBBu3-7KajsUEIbmXnrmOcs42Q~qseWBoK9HgHMow__&Key-Pair-Id=KUT5TJCACFTXG","author","Houston","date","2025-05-29T00:00:00Z","article","The Planning Commission approved a variance to reduce the off-street parking required for the redevelopment of the former Sears site at 4000 North Shepherd Drive, accepting staff's recommendation to allow 417 spaces in place of the ordinance's calculation of 529.

Jeff Butler of the planning department presented the request, which staff supported. Butler said the applicant provided comparative parking counts from similar stores, noted the site's proximity to four bus lines and said the project team protected a mature tree on the site that otherwise would have displaced potential parking. Butler told commissioners the reduced parking count was justified by transit access, the preserved tree and the operational characteristics of comparable stores.

Neighborhood speakers and preservation advocates urged approval. Former Council Member Sue Lovell told the commission the neighborhood had worked with the developer and preservation groups to save the mature tree and the neon Sears letters; she said the project team agreed to remove and store the sign letters for future public display and that more than 200 neighborhood letters supported saving the tree. \"The neighborhood's just thrilled,\" Lovell said. Crystal Casey, speaking for Unicorn and neighborhood stakeholders, also urged the commission to approve the variance and praised staff and the developer.

Staff noted the applicant intended to meet ADA-parking requirements (2% standard applied) and offered to add spaces to meet rounding conventions. The commission voted to approve the variance.

Why it matters: The reduced parking allowance accommodates a redevelopment that neighborhood leaders and preservation groups say balances historic preservation and active reuse of a large commercial site. The vote underscores how neighborhood advocacy and small changes (tree preservation and a saved sign) can shape project approvals.

Details and context: The site lies at the southeast corner of North Shepherd and Crosstimbers. Staff said transit access and operational parking profiles supported the reduction; written comments supporting the variance came from neighborhood residents and the office of Council Member Sallie Alcorn. The developer preserved a mature tree and is coordinating removal and safekeeping of historic Sears signage that neighborhood groups plan to reuse as public art or displays.

The motion passed on a voice vote recorded in the transcript as \"All those in favor, say aye.\"","mediaType","Video","parentTitle","Houston - Planning Commission - May 29, 2025","oneSentenceSummary","The commission granted a variance to reduce required off-street parking for a redevelopment at 4000 North Shepherd Drive, a proposal supported by neighborhood leaders who said the developer preserved a mature tree and plans to save the Sears sign.","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},6645713,"Planning Commission defers decision on 1133 Merrill Street after neighborhood objections and deed-restriction questions",669,4206000,4875000,"/Search/View?dp=1&key=3626397-49083782897974b607c0405d34ef4e33&start=4206&end=4875","https://assets.pipeline.soar.com/3626397-49083782897974b607c0405d34ef4e33/thumbnail_4206000.jpg","/articles/6645713/Houston/Harris-County/Texas/Planning-Commission-defers-decision-on-1133-Merrill-Street-after-neighborhood-objections-and-deed-restriction-questions","https://secure.pipeline.soar.com/6645713-279f414834bbad6acd834fb832c04dbc/orig.mp4?Expires=1771141562&Signature=U9uk6Hd~zCFt9gG6Bto-agaiJq3OX33hGPbi9N64g1n92YbEn03eNKhcgm5nFN5vhJ9WO96Y70vNOrAa5AX8ok4SEAn6wfDkFXXk164D3woHNkxWBJijT4rOOqjEsCONLRsPVU-ecPx5QdFFhIUiCJmuAjTAhzj51uly9JEZV-ppwMSiHqs5uoCI2Rae4OaH5Gtu~Ud9ecN6pFGEacSIx0vXUvT75xzlgJnsS1Mu5wg-KAsF1uf~vH9RehOuvxQEzrN2fVJM7fKEwyIK~qJsr6NVFzYLujo0KkWg4GSTVOw4yeyPzgmHJ3wWtoSTf-99opvGJD653McROQE2A2D4HA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission deferred consideration of a request at 1133 Merrill Street to convert a house to a family-law office and to modify building-line requirements. Staff recommended deferral to allow additional legal review of deed restrictions and to reconcile public notice and use questions.

Ed Buckley of the planning department presented the item and recommended further study and legal review. The applicant and property owner, represented by design professional Aaron Ladday and owner Bas (Bash) Sharma, said the proposed changes are limited and that the existing structure already encroaches on the building line; they argued a small lateral extension would not increase the footprint toward the street and that accessibility improvements would be added.

Michael Graves, president of the Woodland Heights Civic Association, and neighbor Kevin Bates both urged the commission to defer or deny the request, citing deed restrictions in the Norhill Annex that they said preserve residential use and building-line standards. Graves submitted a letter from the association's deed-restrictions director outlining the opposition.

Legal staff noted that the commission has received two competing attorney opinions about whether deed restrictions apply to the lot: one opinion concluded the replatting or recorded materials show a restriction that would prohibit the conversion; another attorney for the property owner argued the lot was carved out in a way that allows the proposed use. The commission deferred the item to allow legal staff time to reconcile the conflicting opinions and to verify notice and permit-related questions.

Why it matters: The item raised a question that frequently arises in established Houston neighborhoods: whether recorded deed restrictions or city ordinance requirements control permitted uses and building lines. Because deed restrictions are private covenants, their enforceability can depend on the precise recording history and prior legal rulings.

Details and context: Speakers included the applicant's design professional (Aaron Ladday), the property owner (Bas Sharma), the Woodland Heights Civic Association president (Michael Graves), a neighbor who said he had collected signatures in opposition (Kevin Bates), and staff (Ed Buckley). Legal staff indicated they had not completed their review at the time of the meeting and recommended deferral so the same attorney who previously reviewed a nearby case could be consulted to maintain consistency.

Next steps: Legal staff will reconcile the competing opinions and confirm whether notice and permit history raise additional issues; the item will return to a future agenda after that review.","The commission deferred action on a requested conversion and building-line variance at 1133 Merrill Street after neighborhood groups, a property owner and the Woodland Heights Civic Association raised deed-restriction and use concerns; staff asked for legal review.",{"_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},6645718,"Planning commission denies 0-foot setback variance for carport at 1212 Andrews Street",311,3364000,3675000,"/Search/View?dp=1&key=3626397-49083782897974b607c0405d34ef4e33&start=3364&end=3675","https://assets.pipeline.soar.com/3626397-49083782897974b607c0405d34ef4e33/thumbnail_3364000.jpg","/articles/6645718/Houston/Harris-County/Texas/Planning-commission-denies-0-foot-setback-variance-for-carport-at-1212-Andrews-Street","https://secure.pipeline.soar.com/6645718-608756ea694836338217fb498586a855/orig.mp4?Expires=1771141562&Signature=ZvRXIQfoBGZhiLYI614jQU8JISaaPqfNReOB9JJIxaFfG6Xd9PwbwllXWno2Lba1wNLUm1oOWYhH78EbbrL67Fk38AObSH6hXXwYvq8EPYWK-9LVRmpB0nbkoeEP2v8IQOtL6GQuHb-~XPTs76HpZ1Iu81bj-rnjXryK3bbdUM~SRkD0BKjY8NUVabH4mv84nDB6E2Y6A7SkqoH~kagbSwe8Yqpyj15HgYG5O2xfMsQjtkLmsrfEfllRfq1H13Cf6vP47RhlQzh3vtWvn9vo-dOVvZL-vBgllbq4jlO7rrARXbryUUwQCM7RDk7W27JHhbrlDVEzQID0VGJYEaM7sQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission denied a development-plat variance request for 1212 Andrews Street that would have allowed an attached carport to remain at the property line instead of meeting the 20-foot garage building-line requirement.

Staff recommended disapproval, citing the Fourth Ward's narrow historic street dimensions, the building-line purpose of protecting pedestrian safety and the conclusion that the applicant had not demonstrated mitigating improvements or hardship beyond self-imposed circumstances. Malcolm Oliver of the planning department presented the staff position.

Applicant Boris Sanchez addressed the commission and described medical and family reasons for keeping the carport, saying the structure had been used to shield a pregnant spouse and a medically vulnerable child from Houston heat and storms. \"This carport became, more than just a cover for our cars. It became a shield for my family,\" Sanchez said. He appealed to the commission for compassion and argued that nearby new townhome developments had received variances that altered the neighborhood character.

Commissioners questioned the scope of the encroachment and whether the structure had been permitted; staff confirmed the carport extended to the property line and that construction had not complied with current garage-portal standards. After discussion, the commission voted to follow staff's recommendation and deny the variance.

Why it matters: The decision preserves the city's building-line standards in a historic, walkable neighborhood and underscores that medical hardship arguments do not automatically justify variances when they conflict with established ordinance safety goals.

Details and context: Staff said the existing home had a previous 17-foot setback for a garage-portal standard in place when built, but the current request would result in no setback. Oliver described the justification as largely self-imposed and said staff recommended disapproval. The applicant noted the house had been used to shelter the family during extreme weather and that his daughter is undergoing testing for a medical condition affecting temperature regulation.

The commission recorded a motion to disapprove the variance; the transcript records the vote as a voice vote with the chair calling for \"All those in favor, say aye.\"","After public comment from the applicant describing medical and family hardship, the commission voted to deny a variance request that would have allowed a carport to remain at the property line in the Fourth Ward.",{"_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},6645723,"Planning Commission approves dozens of plats and variances, defers several contested items",132,167000,299000,"/Search/View?dp=1&key=3626397-49083782897974b607c0405d34ef4e33&start=167&end=299","https://assets.pipeline.soar.com/3626397-49083782897974b607c0405d34ef4e33/thumbnail_167000.jpg","/articles/6645723/Houston/Harris-County/Texas/Planning-Commission-approves-dozens-of-plats-and-variances-defers-several-contested-items","https://secure.pipeline.soar.com/6645723-ef8bbc65195b8ff8d418d9b29f55c212/orig.mp4?Expires=1771141562&Signature=jLyDR4uHe03Vp1Kc7NXCNro~loT3QtmbfAVLHTa3rlrllyGkeDp6jkVWa8yrUUTiGgT4B30ekC~uaX~qK-m1aVf12wHFn3kvgMlu6n7NN0CrHNCZaVe9zn~trsaMaK9kZ~P0-9JTlgOZ1mAiDo6nAw0pQsX20xT0MzoyFFI0JKBCHmWBKrQOWEO6512Ah3LUdarrfwbG4jPOXldIzzSWlS7VXKoxjwjjePIbWyirTRRzMSO3eP0~5q0hYjsLA8KCHM7A-yMN72cWiNr3GdHazV11xtogvMWBWV9njEyUfTUUb3bAUGgD16muvh21Oqw4unruOMiv6TA7NKdswtZZXg__&Key-Pair-Id=KUT5TJCACFTXG","The Houston Planning Commission approved staff recommendations on dozens of consent and replat items at its May meeting, voting to accept the planning department's recommendations for the bulk consent package and approving multiple individual plats and variances after brief presentations by staff.

The commission's director of planning and development, Von Tran, opened the meeting with a schedule for the Major Thoroughfare and Freeway Plan public review process, noting an open house and process workshop on June 11, a public hearing on July 24 and a recommendation-and-action meeting on Sept. 18. Tran provided contact numbers for the planning department and the Planner of the Day and directed attendees to Houstonplanning.com for more information.

After roll call and procedural housekeeping, staff presented consent and replat items (sections A and B) comprising items 1 through 75, which the commission approved as a group after several commissioners announced recusals for specified items. The commission then considered numerous replat and variance items in sections C, D, K and beyond. Notable outcomes include approvals for Atlas Villas (item 72), Dolores Crossing (77), Foster Place (79), Hyde Park partial replat (83), Little Thicket Park Homes (84), McKinney Enclave (86), Park Place Center (88), Spring Oaks partial replats (90 and 91), Steeplechase Section 1 (92), and multiple subdivision and development plats in Fort Bend and Harris counties. Several items were deferred at staff or applicant request, or for legal review, including the Harris County WCID replat (item 81) and NOLA Studios (item 87).

The commission also considered several variance and development-plat requests. Staff supported and the commission approved variances for sites including Curry Ventures (item 95), Double Oak Commons (item 96), High-Tech Machine (item 97), Legacy Estates of Brooks Meadows (item 98), Mylan Place (item 99), Northgate Crossing MUD reserves (item 100), Palmetto Park Section 2 (item 101), Victory Landing (item 102), Virginia Landing (item 103) and a cantilever/habitable-area request at 1401 Waugh Drive (item 132). Where applicants requested deferrals the commission often granted them to allow for additional legal review or applicant revisions.

Commissioners also handled administrative sections together (extensions of approval, name changes, certification of compliance) and approved staff recommendations for those grouped items.

Votes at a glance
- Consent package (items 1\t6): Approved as a group; several commissioners recorded abstentions on specific items as noted in the meeting record.
- Atlas Villas (72): Approved (staff recommendation).
- Dolores Crossing (77): Approved (staff recommendation).
- Foster Place (79): Approved (staff recommendation).
- Garden Heights Landing (80): Approved after continuation/consideration (staff recommendation).
- Harris County WCID No. 119 (81): Deferred at applicant's request to correct notification (staff recommended deferral).
- Hyde Park partial replat (83): Approved (staff recommendation) after prior deferral.
- Little Thicket Park Homes (84): Approved with staff conditions; staff noted existing protests from some owners and explained the protest process and super-majority threshold required for approval if additional written protests are filed.
- NOLA Studios (87): Deferred to address Chapter 42 planning standards.
- Park Place Center (88): Approved (staff recommendation).
- Spring Oaks replat (90 and 91): Approved (staff recommendation).
- Numerous other plats and variance requests across Harris and Fort Bend counties: Approved per staff recommendations; several were deferred at the request of staff or applicants.

Several items were withdrawn prior to consideration; the acting chair announced: \"there are 4 items on the agenda that have been withdrawn. They are numbers 4, 78, 80 5, and 89\" (transcript phrasing). The commission closed the meeting at 4:09 p.m.

Why it matters: The bulk approvals advance dozens of small-scale subdivisions, multifamily and single-family plats and associated variances across Houston and nearby extraterritorial jurisdictions. Several deferred items — notably those where legal review is required or notification was incomplete — show staff and the commission continuing to require procedural compliance before final approvals.

Details and context: The planning and development director reminded the public about the MTFP schedule and contact points. Staff repeatedly cited Chapter 42 and standard CPC 101/CBC form conditions when recommending approval or deferral. Where protests may affect a replat outcome (Little Thicket Park Homes), staff explained the legal test: written protests from property owners within 200 feet and equal to 20% or more of the land within the protest area can change the vote threshold to a super-majority (75%).

The meeting included multiple brief public speakers on specific variance requests and several applicants requesting deferrals to resolve legal and technical issues. The commission frequently granted deferrals to allow staff and legal to reconcile competing legal opinions or correct notice errors.

Votes and motions recorded in the meeting transcript were mostly voice votes with the routine formula \"All those in favor, say aye,\" and did not always include roll-call tallies in the transcript. Where commissioners announced specific abstentions, staff recorded them for individual items.

What's next: Deferred items will return after correction of notice or additional legal review. The planning department will proceed with the MTFP public schedule announced by the director.","The Houston Planning Commission on Thursday approved a wide slate of replats, plats and variance requests, accepted the director's schedule for the Major Thoroughfare and Freeway Plan review and deferred several items for legal clarification or additional study.","actionData","errors"]

Article not found

Commission approves reduced parking for 4000 N. Shepherd Drive; neighborhood praises developer for saving century-old tree and Sears sign

Planning Commission defers decision on 1133 Merrill Street after neighborhood objections and deed-restriction questions

Planning commission denies 0-foot setback variance for carport at 1212 Andrews Street

Planning Commission approves dozens of plats and variances, defers several contested items