Planning Commission Meeting - January 8, 2026

The Houston Planning Commission convened in-person at the City Hall Annex at 2:32 PM to review land use items, including plat approvals, variance requests, public hearings, and administrative motions. Commissioner Pertle and Commissioner Sarahim were absent; Commissioner Porce Pertle arrived late. Director Von Tran provided a report on the 2026 Mandatory Pre-Submittal Conference (MTFP) process.

Consent Calendar

• Sections A & B (Items 1-75): The Commission approved all consent and replat items not requiring notification. Commissioner Shepard abstained from items 7, 21, and 37. Commissioner Heisch abstained from items 1, 5 through 13, 21, 23, and 24. Commissioner Matez (spelled 'Modest' in transcript) moved second to approve items 1, 5-13, 21, 23, 24, and 37, which carried unanimously.

Public Comments & Testimony

• Item 81 (Fernwood Estates): Ken Cowan, a resident, expressed a position of concern that the replat might violate deed restrictions to prevent duplexes or apartment complexes, stating, "We just really, really just want to make sure that the integrity of that area is withheld." David White, representing the applicant (Tetral Land Services), clarified that the lots are intended for single-family use only.
• Item 82 (Gulfway Terrace, Partial Replat):
  • Ray Soto and Brenda Flewellan, representing the Freeway Manor Civic Club, expressed a position of concern regarding potential violation of deed restrictions allowing only one single-family dwelling per lot. They stated opposition to the creation of "multiple units" or "tiny homes" and raised concerns about flood issues, lack of permits for a previous owner's containers, and community safety. They specifically requested that the plat include a note enforcing compliance with restrictions.
  • Melissa Lede, speaking in Spanish, expressed a position of concern that the property would be used for rental housing with high traffic, citing safety issues and noise from a neighboring property with unauthorized structures.
  • Blanca O'Connor, a resident, expressed a position of opposition to the property being used for rentals, stating, "we're not going to be able to deal with that because there are people coming in and out," citing traffic, noise, and safety concerns.
  • Estella Watts, representing Gulfway Terrace residents, expressed a position of strong opposition to multi-tenant conversions, stating, "We're asking for the law to be upheld" and citing issues with squatters, drug houses, and vandalism. She argued that the current use violates residential-only deed restrictions.
• Item 83 (Lockheed Manor): Alonzo Gonzalez expressed a position of opposition to the replat due to alleged violations of deed restrictions. Several neighbors (Gerardo Gaetan, Vene Chandra Drakev, Sarah Goldberg, Alfonso Pico, Peter Arnest, Karina Rosales, Jill Yi) expressed a position of support for the staff recommendation to disapprove the plat due to violation of deed restrictions. Commissioner Baldwin noted that the Commission is legally bound to uphold deed restrictions unless new evidence is presented.
• Item 86 (Tidwell Square): Sam Vaughn, a resident of Yopon Grove, expressed a position of concern that the proposed development violates deed restrictions regarding single-family use and architectural style (single-story vs. proposed two-story), stating, "I don't know if that's going to be applicable when they build it." Commissioner Baldwin confirmed the deed restrictions allow for only one single-family residence.
• Item 87 (Windsor Place Addition): Susan Kistler expressed a position of opposition to the variance request, stating the current property is an "eyesore" and that the proposed garage addition could block the sidewalk. Nathan Dietrich, speaking for the owner, expressed a position of cooperation, offering to meet with neighbors to explain the plans.
• Item 97 (Willow Parish):
  • Andrea Solis and Valencia Gantt expressed a position of opposition to the 15-foot right-of-way dedication (variance), citing concerns about crime, flooding, irrigation, and emergency vehicle access.
  • Helen Landaverde Rippo expressed a position of opposition to both the right-of-way variance and the subdivision design, stating, "I am against the design of the plat," arguing that the hardships were created by the applicant and the plan does not comply with the Comprehensive Plan or Complete Streets goals.
  • Alejandro Casiras expressed a position of concern regarding the narrowing of the road to 15 feet, stating it creates a "safety issue" due to the street butting into fence lines and creating dangers for pedestrians and vehicles.
  • Mary Villarreal, representing the applicant, clarified that engineering standards for fire trucks are met and drainage improvements will be made.

Discussion Items

• Director's Report: Director Von Tran notified the Commission that the 2026 MTFP has opened, with pre-submittal conferences scheduled through February 20th, led by Jeff Butler.
• Item 80 (Fairway Creek): Commissioner Heisch asked for clarification regarding the diagonal building line. Staff responded that the line relates to a covered concrete feature and drainage dedication language (15 feet offset) and requested clarification on specific deed documents to ensure accuracy.
• Item 82 (Gulfway Terrace): Director Tran confirmed that plat notes can be added to reference deed restrictions, addressing the Civic Club's request.
• Item 91 (IAH Commerce Park): Staff discussed the intersection spacing variance, noting the site is encumbered by a pipeline easement and drainage channel. Commissioner Baldwin expressed support for the variance as the intended result aligns with ordinance intent.
• Item 93 (Kirkendal Village): Commissioners discussed the need for a 30-day extension to coordinate with Harris County and the applicant regarding street access and frontage variances. Commissioner Heinz moved to grant the extension.
• Item 96 (Lutheran Gardens): Staff clarified their position: granting the variance not to provide an East-West street but denying the request not to extend Lutheran Garden Road to ensure viable access and emergency turning space for 10 large properties to the west.
• Item 97 (Willow Parish): Staff detailed that the 15-foot right-of-way widening meets local standards for emergency vehicles (50-foot ROW) and that Type II PAE standards for fire hydrants and turnarounds apply. Commissioner Brown noted the applicant would need to communicate with neighbors regarding flooding concerns.
• Item 110 (5535 Birdwood Road): Commissioner Pierce clarified that the existing structure would be demolished and the new house aligned with the existing 10-foot building line (deed restriction) rather than the current 20-foot city code.
• Item 114 (Special Minimum Lot Size): Commissioners noted that the East Sunnyside Court application received less than 50% support (46%) but no opposition. A suggestion was made to lower the threshold for forwarding to City Council in cases with absolutely no opposition.

Key Outcomes

• Consent Calendar: All items in Sections A and B (1-75) approved with specified abstentions.
• Item 32, 59, 71: Withdrawn from the agenda; no action taken.
• Item 76 (U Trail Replat 1): Approved as a commercial reserve.
• Item 77 (Carol State): Approved for two single-family lots.
• Item 78 (Copperwood Water Plan Replat): Variances granted and plat approved restricted to water plant use.
• Item 79 (Estate at Wooden Street): Approved for four dwelling units.
• Item 80 (Fairway Creek): Approved for four single-family lots.
• Item 81 (Fernwood Estates): Approved for two single-family lots after public comments.
• Item 82 (Gulfway Terrace): Approved with a note to abide by deed restrictions (one single-family unit per lot).
• Item 83 (Lockheed Manor): Disapproved due to violation of deed restrictions.
• Item 84 (Milwaukee Village): Disapproved for failure to meet notice requirements.
• Item 85 (Pablo Lot Park): Approved as a reserve.
• Item 86 (Tidwell Square): Deferred per applicant request to address building line violations.
• Item 87 (Windsor Place Addition): Deferred to allow for detailed plans and neighbor coordination.
• Items 88-91 (Bridgeland Sections 64-67): Variances granted for private alleys and zero-foot front building lines; plats approved.
• Item 92 (IAH Commerce Park): Variance granted to exceed intersection spacing; plat approved.
• Item 93 (Kirkendal Village Section 2): 30-day extension granted for further coordination.
• Item 94 (Mendoza Hacienda): Variance granted to exceed intersection spacing; plat approved.
• Item 95 (Precision Tomball Commercial): Variance granted to exceed intersection spacing; plat approved.
• Item 96 (Lutheran Gardens): Partial variance granted (no East-West street allowed) and denied (Lutheran Garden Road must be extended). General plan approved.
• Item 97 (Willow Parish): Variance granted for 15-foot right-of-way dedication; plat approved.
• Sections G, H, I, J: All administrative items (98-109) approved, with abstentions from Commissioner Heisch (Item 100) and Commissioner Porce Pertle (Item 100).
• Item 110 (5535 Birdwood Road): Variance approved for 10-foot garage building line.
• Item 111 (511 Cordell Street): Variance approved for 5.5-foot building line.
• Item 112 (1402 Glory Drive): Variance approved for 12-foot building line.
• Item 113 (4609 Rusk Street): Variance approved for 18-foot building line.
• Administrative Motion 2: Public hearing for the following items established for February 5th, 2026.
• Administrative Motion 3: Variance for 5317 Anchor Street (off-site parking) approved.
• Administrative Motion 4: Application for special minimum lot size in East Sunnyside Court approved and forwarded to City Council.
• Meeting Adjourned: 4:10 PM.