The Houston Planning Commission on Oct. 16 approved scores of consent and replat items and granted several variances after public hearings that focused on traffic, stormwater and whether existing properties are operating with required commercial permits.

The commission, chaired by Lisa Clark, met in person at the City Hall Annex and voted on a long consent calendar as well as contested items that drew neighbors and county officials. The director of the Planning and Development Department, Secretary Von Tran, presented routine staff recommendations and invited additional briefings from other city and county staff during the meeting.

Why it matters: approvals and variances that the commission granted on Oct. 16 — including plats, reserve designations and exceptions to intersection spacing and setback rules — change how land in unincorporated Harris County and in the city limits can be used, and in several cases residents said the changes will affect traffic, noise and drainage in their neighborhoods.

New Flores Estate (Item 99)
Harris County residents pressed the commission over a replat for a property in the county’s extraterritorial jurisdiction that neighbors say has functioned for years as a commercial reception hall without required commercial permits. Angela Nicks, who said she represents 10 homeowners on East Morgan Drive, described repeated parties, noise and what she said is a mismatch between the addresses used on the business website and the plat application. “I really hope it doesn't get switched to commercial,” Nicks said, citing noise and parking concerns.

A Harris County representative, Matt Tangen, told commissioners he found eight permits on record for the site, mostly residential and septic-related permits, and a 2006 permit of unclear type plus a 2020 public-works right-of-way notice. He said county records did not show commercial building permits. Tangen said he would check further on next steps should the site be operating commercially without permits.

The property owner, Pedro Flores, acknowledged he had been operating the hall and said he is now working with Harris County and the fire marshal to obtain appropriate permits. “I am doing everything to get up to date with my permits,” Flores said, and told the commission he has made changes meant to reduce noise, including keeping measured sound at 58 decibels to the property line.

After the public comment period, the commission approved the staff recommendation to approve the plat (motion carried). Commissioners and county staff agreed Harris County permitting staff should follow up on whether commercial activity is permitted and what enforcement steps, if any, are appropriate.

Spring Stubner Commerce Center (Item 101)
The commission heard extended public opposition to a proposed restricted commercial reserve on Spring Stubner Road intended for warehouse/distribution and light industrial uses. Neighbors and nearby property owners warned the commission about potential truck traffic on a narrow two‑lane road and the location of a school bus stop near a proposed entrance.

Abbas (Sabas) Leal, representing neighbors, urged rejection of the applicant’s request to avoid extending Mary Myrtle Street through the site. Leal said the applicant’s materials showed parking and docking for a large number of trucks and described a proposed development footprint that, in his view, would bring heavy truck traffic adjacent to a gated single‑family community and a bus stop.

Multiple neighbors showed photographs of a narrow, winding stretch of Spring Stubner and said the stretch is already congested and includes blind curves. Daniel Vasquez, who lives across the street, said the site’s existing bus stop is surrounded by steep drainage ditches and no sidewalks. “We asked for a traffic analysis,” Vasquez said; staff and Harris County agreed that a traffic impact analysis (TIA) could be necessary depending on the final development program.

Staff noted the requested variance would produce intersection spacing that is roughly a 15% deviation from the standard and that Harris County engineering raised no objection. Commissioners voted to grant the variance and approve the plat subject to standard conditions; commissioners asked Harris County staff to ensure a TIA and turning‑template review if the project proceeds to site plan and permitting.

Ace & Ivy / River Oaks (Item 107)
A proposed mixed‑use site in Upper Kirby seeking a zero‑foot reduced building line on three public frontages drew comment both for and against. Developer Winston Ho said the project is intended to include a pickleball club and youth programs and argued the design provides pedestrian amenities, transparency at street level and an interior public plaza. Opponents cited existing traffic congestion on Eastside and Richmond and expressed concern about school drop‑off peak periods.

Staff recommended approval, citing consistency with Chapter 42 standards for performance/TOD areas and noting the applicant’s revised materials to increase pedestrian comfort. The commission approved the variance and plat.

Building Hope / Kids Meals canopy (Item 109)
Commissioners approved a dual building‑line variance to legalize a canopy that was built over the 25‑foot building line along Hammerly Boulevard for a new Kids Meals facility. David Thomas, the owner’s representative, told the commission the 50,000‑square‑foot building houses volunteer food preparation and distribution for a nonprofit combating child food insecurity; staff said the canopy did not create noticeable traffic or visibility conflicts.

Other items and administrative business
The commission took routine action across a long list of consent and replat items (Items 1–88, and many others) and handled a number of applicant‑requested deferrals. Several plats were deferred so applicants could coordinate deed‑restriction questions with neighborhood services and legal staff. The commission also set future public‑hearing dates for multiple forthcoming plats.

Votes at a glance (selected contested items)
- Item 99, New Flores Estate (ETJ, replat): staff recommendation to approve plat; public comment cited unpermitted commercial use and noise; Harris County to follow up on permits; outcome: approved (motion carried).
- Item 101, Spring Stubner Commerce Center (ETJ, restricted commercial reserve; variance not to extend Mary Myrtle Street): staff recommended granting variance and approving plat; opponents raised truck‑traffic and school bus stop safety concerns; outcome: variance granted and plat approved (motion carried).
- Item 107, Ace & Ivy / River Oaks (city limits, mixed‑use): variance to allow 0‑foot building lines on three frontages to enable pedestrian realm improvements; opponent traffic concerns; outcome: variance granted and plat approved (motion carried).
- Item 109, Building Hope / Kids Meals (city limits): variance to recognize existing canopy encroachment; outcome: variance granted and plat approved (motion carried).
- Numerous other replat and consent items (Items 89–116 and others) were approved or deferred as recorded in the meeting minutes; several were deferred at applicant request to resolve deed‑restriction or HOA review items.

What commissioners and staff said
Secretary and Planning & Development Department director Von Tran opened the meeting and announced routine scheduling and the upcoming planning workshop. Angel Ponce, identified during the meeting as a director who presented the Houston Champion of Inclusion awards, praised the Development Services Division for accessibility work. On contested plats, staff presenters summarized legal review and standard CPC‑101 conditions; Harris County representatives answered multiple technical and enforcement questions.

Next steps and follow‑up
- Harris County permitting staff said they would review the Flores property permits and advise on any enforcement steps.
- For the Spring Stubner site, commission members and county staff flagged the potential need for a traffic impact analysis and turning‑template review at the site‑plan/permitting phase.
- Several deferred plats were continued to allow applicants to resolve deed‑restriction or HOA approval items and to return to the commission with revised plats.

Ending note: the commission adjourned at 4:15 p.m.