Houston Planning Commission Meeting – March 5, 2026

The Houston Planning Commission met on Thursday, March 5, 2026, at 2:32 PM in the City Hall Annex (900 Bagby). Chair Clark presided with 15 members present (quorum of 11). The meeting adjourned at 4:19 PM. Items 73 (Charles Mont Homes) and 86 (McAlpine Terraces) were withdrawn. An off-street parking variance for 3520 and 3616 Center Street was not required due to state law (Texas 218.102 A2A) superseding the city's 1.2 parking spaces per unit requirement, as the project met the state minimum of one space per unit.

Consent Calendar

• Items 1–71 (Sections A & B): Approved as a group, with recusals noted for Commissioner Shepard on items 2, 4, 12, 41, 42, and 46. Items 2, 4, 12, 41, 42, and 46 were approved separately after the main motion. All staff recommendations were adopted.
• Approval of Minutes: Minutes from the February 19, 2026 meeting were approved.

Public Comments & Testimony

• Item 75 (Fuel Depot Sophomore): John May (2420 Rosedale Street) expressed concern about gambling machines and blight, stating the replat would be a poor business decision. Mary Quinlan (2707 Ravisdale) opposed the gas station, citing traffic safety on Live Oak Street, environmental toxins, and incompatibility with the historic neighborhood. Both speakers urged denial.
• Item 84 (Kingsbury Villas): Jessica McBride (4611 Kingsbury) opposed the replat of two single-family lots, citing existing drainage and flooding issues on Kingsbury Drive, concerns about additional runoff, and the loss of neighborhood integrity. The chair noted that drainage and traffic are not handled by the Commission and directed staff to connect her with a representative.
• Item 90 (Park at Oak Forest replat 1): Steve Netemeyer expressed concern about infrastructure capacity for 50 new homes and requested to be connected with the appropriate department.
• Item 93 (White Oak Terrace Estates replat 1): Craig Andrus voiced flooding concerns and was directed to Mr. Brown.
• Item 94 (Gooseby): Junius Landry (owner of a 17,900 sq ft lot) supported the city's recommendation to require a north-south street through the site, arguing that Manor Way existed as a dirt road and was fenced off, limiting access for his property.
• Roman Numeral 3 (Center Street parking): Multiple speakers addressed the now-moot variance. Christopher Parma (neighbor) expressed support for market-based parking, questioned the legitimacy of a Super Neighborhood 22 letter, and cited data showing 53% of renters own one vehicle. Mike Pittman sought clarification on state law superseding city code. Ruben Garza (Strong Towns Houston) advocated for eliminating parking minimums, citing a UCLA study that mandated parking adds $50,000–$100,000 per unit in costs. Caitlin Connor (Mayor's Houston Ready Roundtable, Commission on Disabilities) argued that providing only 275 spaces (zero for guests, deliveries, ADA) creates a crisis for disaster preparedness and urged universal design. Donna Scudder (non-resident) noted that visitors drive and that limited parking will cause spillover.
• Roman Numeral 4 (TMC SPA Expansion): Donna Scudder (resident of spillover neighborhood) expressed concern about increased traffic on Main Street and Travis, inadequate roadways, and existing parking overflow into residential permit areas. June Liu (lives near Parcel 17) opposed including a parcel in a residential area, citing traffic congestion at the intersection, visual impact of a parking garage, and lack of community outreach to students.

Discussion Items

• Item 72 (Broad Oaks Reserve): Replat to create 21 single-family lots and one parking reserve. Staff recommended deferral for Chapter 42 planning standards. Motion carried.
• Item 74 (Frick Road Reserves): Variance to replat a 0.0537 acre compensated open space reserve into an unrestricted reserve. Staff supported. Approved.
• Item 75 (Fuel Depot Sophomore): Deferred per request of Councilmember Carolyn Shabazz. Approved.
• Item 76–82 (Various HLB Homes replats): All approved per staff recommendations. Item 78 deferred per applicant request.
• Item 83 (Kelvin Park): Replat to create four single-family lots. Approved.
• Item 84 (Kingsbury Villas): Replat to create two single-family lots. Approved despite public opposition. Commissioner Sigler requested staff explain prevailing lot and building line to the speaker.
• Item 85 (Mariner Heights): Deferred per applicant request due to deed restriction issues.
• Item 87 (Menu Bookstore and Restroom): Variance to replat a single-family lot into unrestricted reserve for expansion. Approved.
• Item 88 (Milwaukee Village): Disapproved because applicant failed to meet notification requirements (wrong public hearing date on sign and newspaper).
• Item 89 (Montgomery Enclave): Deferred per applicant request for second time to coordinate with legal.
• Item 90 (Park at Oak Forest replat 1): Approved to create 50 lots and 10 reserves.
• Item 91 (Spring Branch Estates No. Partial Replat 19): Approved to create two large single-family lots.
• Item 92 (Whispering Pines Estates partial replat 14): Approved to reduce building line from 30 to 10 feet.
• Item 93 (White Oak Terrace Estates replat 1): Approved to create five single-family lots and three reserves.
• Item 94 (Gooseby): Variance to allow excessive intersection spacing by not extending a north-south street. Approved per staff recommendation.
• Item 95 (Iglesia Apostales y Profetas Libres): Variance to allow access from a private street. Approved.
• Item 96 (Kirkendall Village Section 2): Variances to allow a 30-foot access easement as second point of access for 251-lot community and a 12-foot easement for lift station. Approved.
• Item 97 (Paragon Place): Variances to exceed intersection spacing and replat residential lots into unrestricted reserve for multifamily. Staff recommended approval with pedestrian access condition. Approved.
• Item 98 (Portman Center East, replat 1): Variance for reduced building line (7.5 ft vs 10 ft) along Center Street. Deferred per Councilmember Abby Cayman's request.
• Item 99 (Topp's Surgical Gosling): Variance to exceed intersection spacing. Deferred per Harris County Engineering request.
• Item 100 (United Galvanizing Reserve): Variances to not extend Brittmore Park Drive and exceed intersection spacing. Approved.
• Items 101–117 (Sections G, H, I, J): Extensions of approval, name changes, and certification of compliance – all approved as a group.
• Item 118 (7720 Hoffman Street): Variance to allow 5-foot building line along East Cross Timber Street (major thoroughfare) instead of 25 feet. Approved.
• Item 119 (402 Navigation Boulevard): Variances for reduced building lines (5 ft and 1 ft) and canopy setbacks, and to not dedicate right-of-way along North Drennan Street. Approved with Commissioner Baldwin's condition that the existing transparency (percentage of windows) be maintained as part of the approval.
• Item 120 (8303 Sunny Hill Street): Variance to allow 5-foot building line along McKinley Avenue (unimproved street) instead of 10 feet, subject to conditions (12-ft driveway, reduced sidewalk). Approved.
• Roman Numeral 2 (Establish public hearings): Public hearings set for Diamond Reserve, Finch Cottage Courts, Idaho Residences, King's Forest Section 1 partial replat 1, and Winton Villas. Approved.
• Roman Numeral 4 (TMC Special Parking Area Expansion): Proposed expansion of the Texas Medical Center Special Parking Area to include 20 additional parcels (mostly existing properties, one future development). Staff recommended approval to forward to City Council. After discussion clarifying that the parcels are already built except one, the Commission approved forwarding to City Council.
• Roman Numeral 5 (Hyde Park Hotel): Variance to allow an 8-room hotel at 704 Hyde Park Boulevard (reduced from 80 rooms and 7 stories) with access from a local street. Staff supported. Approved.
• Roman Numeral 6 (Excuse absence): Motion to excuse Commissioner Lydia Marez carried.

Key Outcomes

• Approved items: Consent calendar (Items 1–71), minutes, Items 72, 74, 76, 77, 79, 80, 81, 82, 83, 84, 87, 90, 91, 92, 93, 94, 95, 96, 97, 100, 101–117, 118, 119, 120, Roman numeral 2 (public hearings), Roman numeral 4 (TMC SPA expansion forwarded to City Council), Roman numeral 5 (Hyde Park Hotel), Roman numeral 6 (excuse absence).
• Deferred items: Item 75 (per councilmember request), Item 78 (per applicant), Item 85 (per applicant), Item 89 (per applicant), Item 98 (per councilmember), Item 99 (per Harris County).
• Disapproved item: Item 88 (failure to meet notification requirements).
• No action taken: Item 3 (parking variance) – state law supersedes; Items 73 and 86 withdrawn.
• Next steps: The TMC SPA expansion will be forwarded to City Council. Several speakers were directed to John Brown (staff) for further information on drainage, traffic, and other matters not under the Commission's purview.