[{"_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",6511273,"mediaKeyId","5332820-ccd62901804ed11fc23f1982f532e8d7","parentId",5332820,"title","Commission discusses dune restoration, GLO grants and easement hurdles for beachfront work","audioSeconds",329,"startMs",2169000,"endMs",2498000,"viewUrl","/Search/View?dp=1&key=5332820-ccd62901804ed11fc23f1982f532e8d7&start=2169&end=2498","thumbnailUrl","https://assets.pipeline.soar.com/5332820-ccd62901804ed11fc23f1982f532e8d7/thumbnail_2169000.jpg","articleUrl","/articles/6511273/Galveston/Galveston-County/Texas/Commission-discusses-dune-restoration-GLO-grants-and-easement-hurdles-for-beachfront-work","mediaUrl","https://secure.pipeline.soar.com/6511273-ae0b310a6962883ce6b4f5332bb9153e/orig.mp4?Expires=1771200776&Signature=fBVT9rn5so64x1kuzMHcOFiSbvgMkHtzgAWlC8lC5bsyPSQTfds4N1c15JKi6hA1pXYlUplLNrfeK7QfeZjd2lrXK7VDR5HDtsia8dqQ5bwFYQUJHu5The2yG-yeFnjs9UiPTl-7FVsRrWEt3q1U04KkYoaAVApQ0dEVMvNbQ1tN9bbVz-uJJbXQJdEGm7ll4eUWwk4KLtjuIgTvCZI2ELG6puNlRIa0PrQzHPP1MgFVRQszH0Ufetd2c3G0qjwwQjKcTRX7YdRzdbO-iEzbleCD76PcFplW7eXlG3deIkfh2niFDifY5PZe0R1OXzP6l8grN7EHjsz6OWlYFRDVjA__&Key-Pair-Id=KUT5TJCACFTXG","author","Galveston","date","2025-07-08T00:00:00Z","article","Commissioners and planning staff discussed dune restoration work tied to upcoming beach nourishment projects and the role of HOAs and POAs in securing easements and grant funding.

City staff said the city will begin beach nourishment in September and will work with homeowners' associations on dune protection measures such as sand fencing and plantings after nourishment. \"We're gonna be talking to a lot of HOAs out there about, you know, ... getting some type of other protection out there in front of their homes,\" a planning staff member said.

Staff and commissioners detailed procedural hurdles: GLO grants typically require proof of easements across private property, and some front‑row property owners may not be easily located or may not realize they still hold title. Staff said the city can provide technical assistance but expects HOAs to lead easement acquisition to access GLO funds. \"When an HOA submits an application to do this work, we're gonna work with them upfront...but the majority of that is handled by the HOA,\" staff said.

Commissioners asked about legal mechanisms such as prescriptive easements and about what happens when nourishment changes the shoreline reference lines; staff noted mean high‑tide/low‑tide lines are reestablished on a periodic survey cycle and that property and title questions can become legally complex. The commission and staff agreed larger dune conservation and beach nourishment efforts would continue and that the city will coordinate outreach and technical support to HOAs, while acknowledging limited city staff capacity to perform title work and easement acquisition on behalf of associations.

The discussion did not produce a vote; staff said further coordination and public notices will follow as nourishment work is scheduled.","mediaType","Video","parentTitle","Galveston - Planning Commission - Jul 08, 2025","oneSentenceSummary","Planning commissioners and staff discussed upcoming beach nourishment, dune restoration plans, and challenges HOAs/POAs face obtaining easements and grant approvals for coastal projects; staff said the city will coordinate but expects HOAs to secure easements for GLO funding.","taxTitle","Galveston , Galveston County, Texas","taxId",5145,"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},6511278,"Planning Commission approves zoning text change to exempt auto‑dealer display areas from interior‑landscaping rule",1178,891000,2069000,"/Search/View?dp=1&key=5332820-ccd62901804ed11fc23f1982f532e8d7&start=891&end=2069","https://assets.pipeline.soar.com/5332820-ccd62901804ed11fc23f1982f532e8d7/thumbnail_891000.jpg","/articles/6511278/Galveston/Galveston-County/Texas/Planning-Commission-approves-zoning-text-change-to-exempt-autodealer-display-areas-from-interiorlandscaping-rule","https://secure.pipeline.soar.com/6511278-7cea93fa9f2fda08cee9dd0d7e25f998/orig.mp4?Expires=1771200776&Signature=KNdBsTtI6K~GhU1R8q6U5GH3lZz89RRqEU-JMzk3ZgkEghqJM4t7fb20CvL~XAnE8nNu3Oi-CoCN71w7rEyNQIU33s59uvCEh0Mqn2aDFsF-A6CjN0EIxJqaR7WgHyx2CXg2a2OgJ2tGCXGhbz-aE8fkwoncjbS~o07VUn1fQl5hJgwcA7kXeQCm6pH0bp-vzHLLl5bRV5G7LTqluzYEHQN5u4NQOoJVpTyaz3qu-0p7wqasGD8k28bie8ecVNk6ukRMUcl7SIpnb5Yk78d53GI2Kaf8VWPpB9RfF7fIJmVQF5o4vuRwZ9AfkllXaXzuwiJMvt4f1LxvLUJvcLeuSQ__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Planning Commission unanimously approved a staff‑sponsored text amendment to the Land Development Regulations that removes a per‑vehicle spacing standard for automobile dealerships and exempts display areas for vehicles offered for sale from interior‑lot landscaping requirements.

Planning staff explained the existing regulation required a 10‑by‑24‑foot space allocation per vehicle at dealerships — larger than typical parking‑lot dimensions — and said staff found no public benefit to retaining the larger spacing. Staff described the requirement as effectively redundant with fire code standards. Staff also recommended exempting vehicle display areas from the interior landscaping rules because landscape islands can obstruct public view of dealer inventory.

\"We're proposing that the spacing parameters for vehicles at auto dealerships be eliminated,\" the staff presentation said, and staff recommended adding language to exempt \"display areas for vehicles being offered for sale within passenger motor vehicle sales lots\" from the interior landscaping requirements.

Commissioners raised concerns about heat‑island effects when interior landscaping is removed and about potential abuse — for example, a general parking lot offering a few cars for sale to avoid landscaping obligations. Staff and commissioners said the exemption is limited to display areas tied to the automobile sales land use and that the perimeter landscaping requirements and other site standards would remain in place. Staff added that different land uses and newly created parking sales lots would be subject to zoning and site‑plan review.

Several commissioners floated ideas to reduce heat exposure, such as tall perimeter trees or shade structures on display areas, but staff said the amendment was narrowly tailored to auto dealers and that broader requirements for materials or shade structures were not being added. The commission voted to approve 25ZADash004 and will forward the text amendment to city council.","The commission voted unanimously to remove a 10x24 per‑vehicle spacing requirement for dealerships and to exempt vehicle display areas from interior‑lot landscaping requirements in the Land Development Regulations, subject to limiting the exemption to display areas only.",{"_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},6511282,"Commission approves deck addition and staircase at Snowy Egret Drive home",160,706000,866000,"/Search/View?dp=1&key=5332820-ccd62901804ed11fc23f1982f532e8d7&start=706&end=866","https://assets.pipeline.soar.com/5332820-ccd62901804ed11fc23f1982f532e8d7/thumbnail_706000.jpg","/articles/6511282/Galveston/Galveston-County/Texas/Commission-approves-deck-addition-and-staircase-at-Snowy-Egret-Drive-home","https://secure.pipeline.soar.com/6511282-b48189413ecbbacd3975991c38265145/orig.mp4?Expires=1771200776&Signature=jOwES37-ICoqkrZsDNHgfh-HAhUblzjeEPoyyy5bJwhinbetf8Hf~1~G6iR4ImOgDolEKxIl9RgSsx1DYZu4OEsl58nuHQhZK~nPzxIjfpht5IqszcUXrLQjur8X8UzPlw3OdCrOkgij1ok7DSqJSMgMMjtA8DL67DdejAFj4a~Z7Z7ZdINY6tQ0BbI6y-JjX8Js6wjwg9f5fXppn5VIMt~WjAqshRwXpS2qOnfa13HHjopurIjL-3c1JjoNHzxj6ReH~05KPsPnF9C~nu9Ov31JrEMNKE74OQeujQL2Ul8xfgvBTawUL4jsP2OohXRHe3wgUbXkjU4J6gYM7y4CtQ__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Planning Commission unanimously approved a request to add a deck and install a new staircase at 25611 Snowy Egret Drive in the Point West subdivision.

Planning staff presented the application and survey materials, noting the structure's position relative to the dune system and nearby properties. Staff cited Bureau of Economic Geology mapping showing the structure is 59 feet from the north toe of the dune and 549.6 feet from the line of vegetation. A GLO (Texas General Land Office) letter provided no comments, staff said.

\"This is a request for a deck addition and a new staircase,\" the presenting staff member summarized. Staff provided site photos, the property survey and drawings that show the deck extension on the home's south side and the proposed staircase and posts on the east side.

No members of the public addressed the commission. A commissioner moved to approve case 25BFDash035 with staff recommendations; the motion passed unanimously.

The commission's approval allows the property owner to proceed with the work under the conditions noted in the staff report and standard permitting requirements. Staff noted the BEG maps and the survey are part of the record.","The Planning Commission unanimously approved a deck extension and new staircase at 25611 Snowy Egret Drive in the Point West subdivision; staff said the Bureau of Economic Geology considers the area stable and the GLO returned no comments.",{"_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},6511288,"Planning Commission OKs temporary right‑of‑way use for renovations at 2402 Market",595,77000,672000,"/Search/View?dp=1&key=5332820-ccd62901804ed11fc23f1982f532e8d7&start=77&end=672","https://assets.pipeline.soar.com/5332820-ccd62901804ed11fc23f1982f532e8d7/thumbnail_77000.jpg","/articles/6511288/Galveston/Galveston-County/Texas/Planning-Commission-OKs-temporary-rightofway-use-for-renovations-at-2402-Market","https://secure.pipeline.soar.com/6511288-4cbeaa0350be6dfb72579a109fba9e40/orig.mp4?Expires=1771200776&Signature=afUAIPwuewnxxxMjmC9nDRqdDiQYNC6kgOh4DtU9nmLDoU8q7A05Zzqr4D5RZP7MZ28OXSkxCQ1ltVdJRkVPAHh4EGv79p4VhDzKbZAY4x0e5e5--IRzeVP38UClqNgwcm3NbdUuKyf1BOHIRdwNfDp1Otrlf7gHowiehcihNKTIwQlv~QQOW0mgkG1LyDm-fSVjooyhwt3x6c-l9GeGQdrUkL9epdsbQFxp33HlrvIqTl4S0~-OSfrffmHHIeewRIp7nCs3JWrkNrXKZ01hLgcDiDgxq4uzlIjyEFOj3RjpKikqgeoQvNsxkR6Q98uAZ-b-jR1ufjQlj~A26oK32Q__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Planning Commission unanimously approved a license to use public right of way for construction staging, fencing and equipment related to renovations at 2402 Market.

The measure allows the applicant to occupy five metered on‑street spaces — two along Market Street and three along 20th/4th Street — for staging and pedestrian protection while interior and exterior work continues. Planning staff said the city will charge $141.75 per week per space and that fees will be paid quarterly. \"The cost is $141.75 per week, per space,\" planning staff said during the presentation.

Staff told commissioners the temporary license was requested because a prior license expired in October 2024 and the applicant provided additional information after the item was deferred at the June meeting. The request covers fencing and staging to be placed parallel to Market Street and along the building's east façade at 20 Fourth Street, and staff recommended approval with conditions.

Applicant Catherine Hughes spoke at the public hearing and described work on the building and how contractors will manage the sidewalk and parking impacts. \"I am renovating 2402 Market,\" Hughes said. She said crews use cones and an attendant when lifts are deployed, try to avoid major events and parades, remove cones when not actively working and sometimes allow parking spaces to be used when safe.

Commissioners asked about duration and public safety. One commissioner noted the weekly parking fee creates an incentive to finish quickly and asked whether the department limits the amount of right‑of‑way taken; staff said applicants generally define needs for staging but must pay for the spaces and comply with conditions to protect pedestrians. A motion to approve case 25PDash023 carried unanimously.

Votes at a glance: The commission voted to approve 25PDash023 (license to use public right of way); the motion passed unanimously.

The decision allows the applicant to proceed with exterior and interior renovations while the license remains in effect under the conditions set by staff. The commission closed the public hearing after the applicant's remarks and moved immediately to vote.","The Galveston Planning Commission unanimously approved a license to use public right of way for construction staging and fencing at 2402 Market, allowing five metered parking spaces to be temporarily taken for building renovations through the fall.","actionData","errors"]

Article not found

Commission discusses dune restoration, GLO grants and easement hurdles for beachfront work

Planning Commission approves zoning text change to exempt auto‑dealer display areas from interior‑landscaping rule

Commission approves deck addition and staircase at Snowy Egret Drive home

Planning Commission OKs temporary right‑of‑way use for renovations at 2402 Market