[{"_1":2,"_87":-5,"_88":-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],{"_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",6497561,"mediaKeyId","5587768-38f3df5c3542abbb92d5cc974ec3f266","parentId",5587768,"title","Bellaire planners workshop CMU code changes, debate front-yard setbacks and height-stepbacks","audioSeconds",1030,"startMs",4114000,"endMs",5144000,"viewUrl","/Search/View?dp=1&key=5587768-38f3df5c3542abbb92d5cc974ec3f266&start=4114&end=5144","thumbnailUrl","https://assets.pipeline.soar.com/5587768-38f3df5c3542abbb92d5cc974ec3f266/thumbnail_4114000.jpg","articleUrl","/articles/6497561/Bellaire/Harris-County/Texas/Bellaire-planners-workshop-CMU-code-changes-debate-front-yard-setbacks-and-height-stepbacks","mediaUrl","https://secure.pipeline.soar.com/6497561-d9ceef8f419dba781d3f325817aef2bf/orig.mp4?Expires=1770400728&Signature=T6jVYCCpxtYyx8MyslTGwIafyorfrIfMIKy5vdYyVTxhHbKErDVP8pMVdym15x9CTjj2lO~17wk~6mO3mD6k9em-f3iCpKq0G0iEGQHFUD0lw3wCOJ5RCjkPPYH975spUaeJQP62g6YboSagZkOm-iN6FMTE5hYoqCR-ybIhV7m~7AZ2SuJZqHuoVtt9X6ehvqsYCxsqwEUEfaJ29D7cVivifmUQcepcPxLnU6Cc3szclVYbCFjqXshpbsMtJP~EtH~Sdsds7E3eaJ2O8-3W8YsI2~uJzMS7UVozC6apnNfK~OuJTZotInpnBay0G4MHr9iW6dv2aGs9P04xprV1PA__&Key-Pair-Id=KUT5TJCACFTXG","author","Bellaire","date","2025-08-14T00:00:00Z","article","On Aug. 14 the Bellaire Planning and Zoning Commission held a workshop to continue review of proposed amendments to Chapter 24, Article 5, Section 24-5-36 (CMU, Corridor Mixed Use). The consultant retained for the rewrite, Gary Mitchell of Kennedy Collaborative, joined staff to explain draft changes and to surface decision points for the commission.

Mitchell summarized five options for addressing front-yard design and the so-called \"canyon effect\"—the perception that tall buildings close to the street create an oppressive corridor—asking commissioners whether to keep a uniform 15‑foot front setback (with a rear height‑setback plane), to tie setbacks to lot depth (a percentage), to average existing front setbacks on a block, to apply a height‑setback plane at the front of lots as well as the rear, or to require the largest redevelopments to proceed through planned development (PD). He described the CMU district as a mix of very small and very large properties and said a one‑size approach risks either over‑restricting smaller properties or failing to address canyoning on larger projects.

Commissioners and staff discussed consistency with changes already adopted for the Urban Village Downtown district, where the commission previously reduced the point at which a building must step back from 27 to 17 feet. Several commissioners favored making the CMU language consistent with the UVD change (17 feet), noting that the height‑setback plane affects many CMU properties that back to residences and that PD review is already available for larger or unique projects.

Other points in the draft text were reviewed: maximum site coverage (staff noted 75 percent was typical for commercial/places of worship in CMU, while larger planned mixed‑use projects over a half‑acre could be allowed up to 85 percent), whether impervious cover calculations should treat pervious paving differently, and how alleys should be considered when applying rear setbacks.

Staff and the consultant will return with clarified draft language and a short set of options for commissioners to review at the next workshop on Sept. 11. Commissioners said they want more specific proposed wording for alley exceptions and for the front-yard options before a public hearing is scheduled.","mediaType","Video","parentTitle","Bellaire - Planning & Zoning Commission - Regular Session","oneSentenceSummary","Staff and consultant revisited proposed updates to the Corridor Mixed Use (CMU) zoning text, focusing on front-yard setbacks, the height‑setback plane, maximum site coverage and how to handle large redevelopment sites; commissioners asked for more time and will continue the workshop at the next meeting.","taxTitle","Bellaire, Harris County, Texas","taxId",69496,"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},6497567,"Bellaire planning commission disapproves Mulberry site plan after hours of public opposition",3559,290000,3849000,"/Search/View?dp=1&key=5587768-38f3df5c3542abbb92d5cc974ec3f266&start=290&end=3849","https://assets.pipeline.soar.com/5587768-38f3df5c3542abbb92d5cc974ec3f266/thumbnail_290000.jpg","/articles/6497567/Bellaire/Harris-County/Texas/Bellaire-planning-commission-disapproves-Mulberry-site-plan-after-hours-of-public-opposition","https://secure.pipeline.soar.com/6497567-49115f30657d04d0a7aaf071fb2c5ee9/orig.mp4?Expires=1770400728&Signature=PUenaK86F3AuWReaBlpZLtHXIS7k3Q1isJ2VSP5V1zrfTybjwS5m3clonv~YyR6sd~XOKRbuhr6zOvxC2FwJhkExurQ3Xv-twNnRuWeZFCnDqJWdRqi7Cq6y1XttoGpWsUXz5qPhgwG2fOH4LlmvWemF5GByNw7PLRYMlIUrcGNgAIznAbFpSmcXaw~b2Wmbrsh4GsPBMXjDozxL~Xdr0WBl-aGpGdeDqolMqBUH2Om9tGRETeN8aJSWTkjjRxFTbCxukqT43xIvVekZ0Cm8ymNPx5LhyF3Cn-maSwYZDQNy1wn3a1Mojum7xKeazlDrGu07XHHfwFAN4evgBk8oJA__&Key-Pair-Id=KUT5TJCACFTXG","The Bellaire Planning and Zoning Commission on Aug. 14 voted to disapprove a site plan for the Mulberry, a proposed redevelopment of the Ponte Alba apartments at 4301 Bissonnette Street that would replace the existing complex with 242 dwelling units on about 3.39 acres.

The decision followed more than an hour of public comment and a staff recommendation that the plan be rejected because it does not comply with the city's minimum site area per dwelling unit for the Residential Multifamily (RMF) district. Travis Tanner, Bellaire director of development services, told the commission: \"Staff recommends that Planning and Zoning Commission disapprove the site plan due to non compliance with the minimum site area per dwelling units in section 20-4-5-35 C1 C.\" He said the required minimum site area is 1,200 square feet per dwelling unit (equivalent to 36.3 dwelling units per acre), while the proposal would result in roughly 71.4 units per acre.

Residents who spoke at the public-comment period cited traffic, safety, tree loss and neighborhood character as primary concerns. Jonathan Goh, a Lambton Street resident, said he was not opposed to redevelopment in general but objected to the \"size and density\" proposed, warning it would increase noise, strain shared amenities and add traffic. Multiple speakers who live on or near Mulberry Lane and Compton Circle described crime, maintenance problems at the existing complex, and flooding or foundation concerns for nearby homes if impervious cover increases.

Daniel Box, a zoning attorney representing the applicant, disputed the staff interpretation of the density standard and urged approval. Box told the commission his client \"fundamentally\" disagrees with the development standard staff says applies and argued the property was vested by a December 2023 plat. He characterized prior changes to the code as a \"scrivener's error\" and warned of legal implications if the commission denied the plan.

Travis Tanner explained the developer would have two options after disapproval: reduce density to meet the 1,200‑square‑foot minimum site area per dwelling unit (36.3 units per acre) so the plan could be approved administratively, or pursue a planned development application that would be considered by Planning & Zoning and City Council following required public hearings. The commission made a motion to disapprove the site plan and the motion passed; the chair declared the item disapproved after the vote.

Commissioners and staff thanked residents for attending and speaking. The meeting packet and staff report, which were referenced repeatedly during the public comment and staff presentation, remain the official record of the submittal and staff analysis.

The developer may choose to revise the plan and resubmit or pursue the planned-development route, both of which would return the matter to the city for further review and public hearings.","The Bellaire Planning and Zoning Commission voted to disapprove a proposed 242‑unit redevelopment of the Ponte Alba apartments known as the Mulberry, citing noncompliance with the city's multifamily density standard after extended public comment and a staff recommendation to disapprove.","actionData","errors"]

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Bellaire planners workshop CMU code changes, debate front-yard setbacks and height-stepbacks

Bellaire planning commission disapproves Mulberry site plan after hours of public opposition