[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6610381,"mediaKeyId","2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9","parentId",2904494,"title","Replat at 819 Avenue K fails to gain required support amid alley-access concerns","audioSeconds",2072,"startMs",3054000,"endMs",5126000,"viewUrl","/Search/View?dp=1&key=2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9&start=3054&end=5126","thumbnailUrl","https://assets.pipeline.soar.com/2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9/thumbnail_3054000.jpg","articleUrl","/articles/6610381/Galveston/Galveston-County/Texas/Replat-at-819-Avenue-K-fails-to-gain-required-support-amid-alley-access-concerns","mediaUrl","https://secure.pipeline.soar.com/6610381-83596cf32cc42f90e797015ed8d3cfb2/orig.mp4?Expires=1771165076&Signature=dKKWb280VpHkDypmKEcC1l~ijdBWQvKPKbPHj-3Y-qjF3vYDAQEuv41iK0sZqBVqqNqSG7EC0ktaUc2I6rD-nsgXU6u-y-dLv1S7o02E21Zg1BE8hj81JN5eCv5zL5cvIq4EqkGkw0szlCWcKutHLw4Dvcf7ujz~DfchlP39dK~BYaHFDmS1EjFnVowlIYfbw3ZhTwfr0zQ5HdNOtKR70IcOctvQsNhmHfeArlNYNNXkHp4BnUcAGrLfSeVFSuceMCuF-ZaibsVy31l8okcXYksX3jTOsb3QsyhMI7Xxe6CiNxFmr61fEyFY8DdjjtWQ1eq1ztLu28lemYf~lP7C6w__&Key-Pair-Id=KUT5TJCACFTXG","author","Galveston","date","2025-04-08T00:00:00Z","article","A proposed replat at 819 Avenue K (case 25P-011) produced sustained discussion at the Planning Commission meeting on April 8 about rear-lot alley access, setbacks, parking and emergency access. The commission did not reach the four affirmative votes required for approval, and the motion failed for lack of sufficient votes.

Planning staff Daniel summarized the request as a replat of one parcel into two, with the rear lot oriented to the alley and a zoning-board variance already granted to reduce the minimum lot area for the rear parcel. Staff noted the applicant had submitted a demolition permit for a rear garage so the accessory structure issue would be addressed prior to final recording.

Applicant representatives said the plan is to build a small rear house (described as a “tiny house” in the presentation) with a carport and alley access; they said they would provide parking on-site and a utility easement. Several commissioners raised concerns. One commissioner said: “No new business or new dwelling shall face or have its main entrance on an alley,” and expressed unease about a new dwelling with alley-only access; others questioned whether a 20-foot alley would reliably support vehicle access and emergency response and asked whether the applicant could provide setbacks to preserve turning radii and fire access.

Staff and other commissioners noted that platting is a ministerial process governed by state law and local regulations; planning staff said replats must meet the subdivision rules and that many facility-level concerns (setbacks, easements, building heights, parking design) are handled at later permit and plan-review stages. Commissioners said those downstream issues were important but not strictly under the commission's discretionary authority for a replat.

When the vote was called, the motion did not receive the required four affirmative votes; commissioners recorded three votes in favor and two opposed. Because the commission did not approve the replat at the meeting and state law creates a 30-day review window for plats, staff noted the applicant may receive administrative approval if time limits elapse without final action. The commission scheduled a workshop on alley-access lots and platting standards for April 22 to discuss policy-level changes.","mediaType","Video","parentTitle","Galveston - Planning Commission - Apr 08, 2025","oneSentenceSummary","A proposed replat to split one parcel into two at 819 Avenue K generated extended discussion about alley access, setbacks and emergency access; the Planning Commission vote failed to reach the four affirmative votes required and therefore did not pass at the meeting.","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},6610385,"Planning Commission recommends landmark designations for two Post Office Street buildings with council review set for April 24",486,2240000,2726000,"/Search/View?dp=1&key=2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9&start=2240&end=2726","https://assets.pipeline.soar.com/2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9/thumbnail_2240000.jpg","/articles/6610385/Galveston/Galveston-County/Texas/Planning-Commission-recommends-landmark-designations-for-two-Post-Office-Street-buildings-with-council-review-set-for-April-24","https://secure.pipeline.soar.com/6610385-ccb7188ffeb3fde866431fd06b8ac4a6/orig.mp4?Expires=1771165076&Signature=X73g57TqG-h6-S0oWNKjEsPh9KzUs46wKAgWQU0WQr6as5EbDt-pzVOaTbf9NFiKF2BaNdoUUlo1qAGSeD1m5qJtymIAxS4gpMqZn6~Glkattv-w9rJgyThCYLmMpvTZDBg8pee8F5Nj6Zx9s5nXV1agTIXNl-aR0GIQEIjX8sCKSBm~GFYHS7Vwoh9bXQ3S9QVIgn8eu9v6CzSQg-JpMuQn5dfeNKOhTGESO2MIgOz6lol9~nefr2JOGL5xXpefRGgn3OG4rETqQuH2umOiNaZdswJL9tqph1liK~Gxl9zI5P6utwfd1DsqXqD3bMwMaRbQ6KPNTzHr8qlh7~ZwDQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission recommended approval of landmark designation requests for two Post Office Street properties: the Molly Walters house at 2528 Post Office (case 25P-008) and the former Central Drugstore at 2116 Post Office (case 25PD-009). Both nominations were presented by staff and supported by applicants and local preservation advocates.

Daniel, a city planning staff member, summarized the two nominations. He described 2528 Post Office as a National Folk–style house constructed in 1886 and long associated with Galveston’s 19th-century “free state” era; the house is already listed in the National Register of Historic Places and the applicant proposes to restore a historic bay window. The Landmark Commission reviewed the nomination on April 7 and unanimously recommended approval; staff noted City Council will make the final decision on April 24.

For 2116 Post Office, staff described a building constructed in 1914 in the Chicago commercial style that later housed the Central Drugstore and a luncheonette; staff noted surviving storefront tile and interior features and said the Landmark Commission recommended the nomination. Several speakers supported both nominations. Architect Laura Carrera, representing the applicant on the Molly Walters house, said the property is a rare surviving example of a residence originally operated as a brothel and that restoration work and interior cleaning are underway. Longtime local business owner Clyde Wood spoke in support of the Central Drugstore nomination and described community memories of the lunch counter and soda-fountain era.

Planning commissioners voted to recommend designation for both properties; staff and applicants said the nominations will be forwarded to City Council for final action on April 24.","The commission recommended landmark status for 2528 Post Office (Molly Walters house) and 2116 Post Office (former Central Drugstore); both nominations emphasize historical and architectural significance and will go to City Council for final action on April 24.",{"_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},6610390,"Planning Commission approves after-the-fact relocation of stairs at Kennedy Drive property",561,1669000,2230000,"/Search/View?dp=1&key=2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9&start=1669&end=2230","https://assets.pipeline.soar.com/2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9/thumbnail_1669000.jpg","/articles/6610390/Galveston/Galveston-County/Texas/Planning-Commission-approves-after-the-fact-relocation-of-stairs-at-Kennedy-Drive-property","https://secure.pipeline.soar.com/6610390-8bbe7cfeb8aecf986dcec1d22d327b6c/orig.mp4?Expires=1771165076&Signature=h2zrcTy68qCKxWvN2MHb4MQBdPYOaw03AZp5ZDgDCs3hR4c3K03JyN0HENjQBfaUvhh0Ipp3zkes6CZ4n0s5cWjrOM1T9rzsso2UZpCpVGsH~lvKGpWCzNKVLCuOAYKNnWgVLajphZYLB1F-K8Axye0k~s9EvgDwheh~KpdUc5KEG~MkdWcj6sFeLqsdLcshmNmlYW~4O~XeVOMM1lMP71Xz7ATU7fVRnxEl2J08XXtQKzU57oEimkrDHTC0gvQApluq0x-QvmUjMpR5mkqQivjtYxgv0BcZG-CimpzxqAIaFcx3uDeBwzCBFYtHrfiI~dUx322kjmCjW173Ic~0aw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved case 25BFD-009, granting after-the-fact authorization for a relocated exterior stair at 22206 Kennedy Drive.

Coastal resources staff Kyle said the original single-family residence had received approval under case 22PD-033 and that the new application seeks approval for the stairs as constructed. Kyle noted the property is in an area the Bureau of Economic Geology considers relatively stable (eroding at less than one foot per year) and that the proposed stairs sit about 32 feet from the dune north toe according to the survey in the staff packet.

Applicant Sun Nguyen told the commission he had taken over the project from the builders and architects and decided to move the stair to the side to reduce risk in a storm and to improve livability; he said the owner intends to occupy the home as a primary residence rather than a vacation rental. Commissioners asked about expired permits and dune walkover access; Kyle said the original permit had expired and that walkovers are not part of this application.

A motion to approve the staff recommendation carried unanimously. Staff noted building-permit review and inspections will follow to confirm compliance.","Commission approved after-the-fact authorization for relocation of an exterior stair at 22206 Kennedy Drive; the owner said the change reduces storm vulnerability and preserves livability at ground level.",{"_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},6610395,"Planning Commission approves exemption for cantilevered deck over dune conservation area at Las Palmas address",594,1066000,1660000,"/Search/View?dp=1&key=2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9&start=1066&end=1660","https://assets.pipeline.soar.com/2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9/thumbnail_1066000.jpg","/articles/6610395/Galveston/Galveston-County/Texas/Planning-Commission-approves-exemption-for-cantilevered-deck-over-dune-conservation-area-at-Las-Palmas-address","https://secure.pipeline.soar.com/6610395-6cc7027e9fca19e84c444d9ea838401d/orig.mp4?Expires=1771165076&Signature=HY5tAdXT3EFIgsmJWL5oHWcmuYARItRxIn3pstedEP3U5UB3zQilXP-j-5s5vIY0nUaR4fRzqg6ZJt50dKXTGKijS6eGnWeZ2Wi-59FzncVGMHSyFe0GX2YoLlOr5E~GNcP9gcGxSxhZ3Z-B1boMt8VpklBpn3Hcl-LJHcEXIYIUqxvdw1YPiuDBgG3Lo~Ssp9BdI-NJgdTaVZmfB72zdu5z4f-KhOnpYpvfwYQUDLjbp9NuaUhamAAdQPSaZhGcjgPEU7xRbhJwc0Fv92RrzmV-kdpwXq6l58o1p2i-Y-IrPS0d0TNzWe~RLaGlA~2sRqr-hiobUSvYPscgLZS9Fw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Galveston Planning Commission voted unanimously to approve case 25BFD-001, granting an exemption that allows a cantilevered deck on a single-family house at 4235 Las Palmas to extend seaward into the Dune Conservation Area (DCA) while keeping the primary structure outside the DCA.

Coastal resources staff Kyle presented the staff report and said the main structure would remain outside the DCA and only the cantilevered portion of the deck would encroach; staff reported the deck extends approximately 3 feet seaward of the Dune Conservation Area and that the structure’s distance from the north toe of the dune was shown as 21 feet in the survey included with the staff packet.

Commissioners and staff discussed the city’s exemption criteria (the city’s ERP section 4.2 and dune conservation plan) and mitigation measures such as minimizing footprint, leaving the seaward portion uncovered and adding gutters to prevent concentrated runoff and erosion. Commissioner Lance noted the deck was “really very narrow” and that staff had worked with the applicant to minimize the encroachment.

Applicant representative John Ladowski said the owner removed any ground-level structure in the DCA since the property’s earlier review and reduced the footprint to a cantilevered overhang. He described that earlier reviews in 2021 had not allowed the structure and the current proposal had been reduced to address those concerns.

After brief public comment and discussion, a commissioner moved to approve the staff recommendation; the motion passed unanimously. Staff and applicant said site-specific compliance steps will be completed with building permits and any required approvals from the GLO.","The commission approved a request to allow a small cantilevered deck to extend into the Dune Conservation Area at 4235 Las Palmas while keeping the main structure outside the protected area; staff and the applicant said the deck was minimized and other mitigation (gutters, uncovered profile) was proposed.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6610398,"Galveston holds public hearing on proposed erosion-response structure for Bermuda Beach Drive",818,90000,908000,"/Search/View?dp=1&key=2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9&start=90&end=908","https://assets.pipeline.soar.com/2904494-5d3b39a76f6dd21e7baba5e6edb8c0a9/thumbnail_90000.jpg","/articles/6610398/Galveston/Galveston-County/Texas/Galveston-holds-public-hearing-on-proposed-erosion-response-structure-for-Bermuda-Beach-Drive","https://secure.pipeline.soar.com/6610398-414cac393631eca730aca867420026b8/orig.mp4?Expires=1771165076&Signature=OUYJi0aK9UiTjM~d5yoUCIehkeIuS2wHzRZb-EUNVvzM4Yv9Ek2hSMKVrWIiVHWpuCxUb~L0JvNPrSwvZ0dq75SWXmaR~hOwbe2EnY6cceGisDLqfC7SwnWrYqL4Y0iWPyVwAuzh6UdoD~2RQ-kKsEq8Jkc9J8efptM7CakfeEmOlLs3WwACk9J9eCrCx-~7DAEmhh53JOrjxzrioaNwK9hUnrsHou~w-EhrBJvC-vbttufcGNQOoDkgRWUddrZRkbxYREAGUqghxMl1RpFkp8sj3gaQUVlUDL-NxD1chN68OhjxuhmLAvRbUtZySWVudnh5lwUIISzCQS-WUSNokA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Galveston Planning Commission on April 8 held a public hearing required by the Texas Administrative Code on a proposed erosion-response structure for Bermuda Beach Drive, where staff described plans to install articulated concrete mats and a seaward bulkhead to protect the roadway and access for residents.

City coastal resources staff Kyle said the materials and engineering are being gathered so the city can include public comments in a beachfront construction certificate package to the Texas General Land Office (GLO). Kyle said the work would be limited to the city right of way in front of the Bermuda Beach subdivision and that “any future extension of the road or anything like that would have to go through the appropriate processes.”

The staff presentation included Bureau of Economic Geology maps showing local shoreline change; staff said BEG estimates erosion in the area at about 5 to 6 feet per year. Staff also showed a cross-section and preliminary engineering drawings indicating the relationship of the articulated mats and bulkhead to existing houses on Bermuda Beach Drive.

Residents who spoke at the hearing urged the city to proceed. Roland Carlson, a long-time property owner in the area, described recent historic shoreline change and asked that the design avoid creating a spillover or “spillway effect” across his property if the bulkhead is raised. Another resident, Ronald Coker of 13114 Bermuda Beach Drive, asked which outside agencies would need to sign off and whether funding is available; staff said the city will package the hearing record and the engineering with the GLO submittal and that funding has not yet been secured.

Staff emphasized this is an early step: the city must hold the public hearing to comply with the Texas Administrative Code; further steps include completing engineering, permitting, and then seeking funding. Kyle noted that while beach nourishment (adding sand) can be eligible for FEMA reimbursement in some circumstances, the concrete mats/bulkhead themselves are not, though they “could possibly meet some mitigation requirements for FEMA” subject to benefit-cost analysis.

No formal action by the Planning Commission was required or taken at the hearing; staff will include the public comments in the beachfront construction certificate submittal to the GLO for their review.","The Planning Commission held a required public hearing on a proposed erosion-response structure — articulated concrete mats and a bulkhead — along Bermuda Beach Drive; no action was required from the commission and public comment was recorded for the Texas General Land Office submittal.","actionData","errors"]

Article not found

Replat at 819 Avenue K fails to gain required support amid alley-access concerns

Planning Commission recommends landmark designations for two Post Office Street buildings with council review set for April 24

Planning Commission approves after-the-fact relocation of stairs at Kennedy Drive property

Planning Commission approves exemption for cantilevered deck over dune conservation area at Las Palmas address

Galveston holds public hearing on proposed erosion-response structure for Bermuda Beach Drive