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Houston Planning
05/11/23
Welcome to Ultraground. We show you zoning news in a way you’ve never seen before.
May 11th
144 New projects
0.87-Ac Concept Neighborhood East End | Approved
0.64-Ac Mixed-use East End | Deferred
28-Ac Multifamily New Caney | Deferred
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Concept Neighborhood on Sherman ➊
East End | 0.87 Acres | Approved
Developer: Concept Neighborhood
About me… Concept Neighborhood acquires, develops and manages clusters of mixed-use properties in walkable urban neighborhoods.
I spend most of my time on asset management and investor relations.
— Dave Seeburger (@daveseeburger)
2:52 PM • Jan 21, 2022
Kelly Estates ➋
New Caney | 28 Acres | Deferred
Developer: Rock Prairie Equity Partners, Clarke Legler LinkedIn
New Hope Housing Berry ➌
Berry | 8.3 Acres | Approved
Developer: New Hope Housing, Joy Horak-Brown LinkedIn
Ventana Lakes ➍
Katy | 21.9 Acres | Approved
Developer: HHS Residential
Prose Foster ➎
Northern Houston | 10.8 Acres | Approved
Developer: Alliance Industrial Company
Discussion Item
2711 Harrisburg Blvd ➏
East End | 0.64 Acres | Deferred
Houston's market-based parking program leaves out the East End due to its classification: it's not considered a "central business district" (CBD). This classification stems from a lack of office space concentration, despite a robust retail presence, which falls short of the city's CBD criteria.
Our report notes 2711 Harrisburg to illuminate the complex task of delivering a mixed-use project in Houston with less-than-required parking.
Developer Shahin Naghavi is asking for a departure from the off-street parking norms to accommodate 14 parking spaces, a sharp reduction from the mandated 52. This plan revolves around a restaurant, offering outdoor seating in an existing structure on Nagle Street.
The site situates itself in the East End along the Green Line of Metro Rails' light rail system. Naghavi's proposal envisions an approximately 6,000 square foot restaurant within the Nagle-facing structure. The proposed parking reduction, he argues, would repurpose site areas for seating and landscaping, over the typical surface parking. The site lies just north of the city's market-based parking zone, which doesn’t mandate off-street parking. Despite not technically qualifying for a parking exemption, the site embodies several characteristics that curtail the need for private car use, such as transit proximity, multi-use trails, and an extensive street grid offering ample multimodal access.
Naghavi's aspiration is to shape a community-centric space, featuring a cafe, event space, and a children's playground.
“I see so many people riding their bicycles, walking down these trails, stopping over here. It's shaded in front of it. It's hard to see here, but the topography is phenomenal.
However, the proposed parking space shortage sparked concerns among some commissioners and neighbors about potential impacts on the surrounding environment.
During the deliberations, seven speakers expressed reservations about the parking variance proposal and its potential community impacts. They pointed out safety issues, environmental concerns, implications for the nearby cemetery, and a shortage of parking availability in the area. In response, the commissioners decided to postpone the decision for two weeks, permitting additional discussion and community outreach.
“I'm an accessible parking space guy and green space. So, Mr. Butler, those are things I want to see.
“Show me about the off site part, I mean, on other properties that you could use for valet or whatever, and how many spaces…
Developer: Shahin Naghavi, Email: [email protected]
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