Council adopts amended Urban Village (UVD) zoning rules after lengthy debate; density reduced, several design changes considered

Bel Air — The City Council on Sept. 8 approved an ordinance amending Article 5, Chapter 24 (planning and zoning) to revise development standards for the Urban Village Downtown (UVD) district following extended public comment and council debate.

Travis Tanner, director of development services, said the ordinance incorporates the Planning & Zoning Commission’s recommendation following public hearings and staff responses to questions raised at an August hearing. The city packet included written answers to questions raised previously.

Council debated multiple amendments during the meeting. Notable council actions and votes included:

- Density: Council amended the ordinance to lower the maximum gross residential density for PD (planned development) projects from 30 to 20 units per acre. That amendment passed 6–1 (Councilmember Taylor opposed). Councilmembers said the change was intended to signal local preference and to reduce the scale of potential multifamily proposals.

- Multifamily mix percentage: An amendment to change a required mixed-use threshold (to require that at least 50% of a mixed-use building be nonresidential instead of the proposed 25%) failed. Council members argued the city already retains discretion through the PD process.

- Setbacks on major corridors: A proposal to raise the minimum street-facing setback from 15 to 35 feet for properties fronting key corridors was discussed at length and failed in a roll-call style vote.

- Rooftop parking near residences: Council approved an amendment prohibiting rooftop vehicle parking adjacent to or across an alley from residential properties (passed 5–2). Staff noted the practical likelihood was low because of lot depths and ramp slope constraints, but supporters said it was a protective measure for nearby houses.

- Specific uses and townhouses: Council moved ‘indoor movie theaters’ from a by-right use to a specific-use permit (SUP), a change intended to give council and the commission explicit review authority; that change passed unanimously. Council also aligned townhouse lot, floor-area and height standards with the city’s residential (R6) townhouse standards to ensure consistency; that change was adopted unanimously.

Councilmember debate repeatedly returned to the trade-off between encouraging mixed-use, walkable redevelopment and the community’s preference for smaller-scale development. Some council members said the PD process gives the city discretion to approve or deny proposals even if they meet base criteria; others wanted clearer, predictable caps in the code to avoid “test” proposals that would be turned down later.

The ordinance as amended passed in the final vote with a 6–1 tally. Councilmembers and staff agreed the new rules are intended to give the city clearer guidance for development along Bissonnette Street, Bel Air Boulevard and South Rice Avenue while preserving PD review to vet proposals.

Why it matters: The UVD zoning establishes standards for a core commercial and mixed-use area of Bel Air. Changes to density, allowable uses and development standards will shape what kinds of commercial and multifamily projects are feasible and how they will fit into existing neighborhoods.

What happens next: Staff will finalize ordinance text incorporating adopted amendments, update the zoning code, and publish the ordinance. Development proposals under the UVD district would be reviewed under the amended rules and, where required, as PD or SUP proposals with public hearings.