The Galveston Planning Commission voted unanimously on Jan. 7, 2025, to deny a planned unit development request for 101 14th Street that would have allowed a restaurant with a drive-through, commercial parking lot and electric vehicle charging stations adjacent to residential properties.

Planning staff recommended denial, concluding the proposed uses and development character are incompatible with the central business zoning district’s intent for dense, mixed-use, pedestrian-oriented development. Staff noted the request sought exceptions to Section 2.326.0.5 of the land development regulations, which requires electric vehicle charging stations be located at least 200 feet from residential uses or residential zoning boundaries.

The applicant, Michael Gertner, told the commission the site sits amid parking lots and near a cruise terminal and argued the project would support tourism and EV adoption. He said the applicant discussed salvageability of existing buildings with the Galveston Historical Foundation and that both parties concluded the structures were not salvageable. Gertner also said the design was adjusted to add a landscaped strip along Harborside Drive by removing parking spaces adjacent to an alley.

Commissioners questioned whether the charging-station distance requirement applied to all charging stations or only commercial stations, traffic and left-turn movements on Harborside Drive (a state highway), the target users for the parking (cruise passengers), whether the parking would be long-term cruise parking or short-term, and whether changing the zoning would be a preferable path. Staff clarified the 200-foot restriction applies to vehicle charging stations generally and noted that TxDOT approval would be required for any driveway access on Harborside Drive.

During discussion commissioners also noted the proposal had been previously denied by city council under case 24P-037 on Oct. 24, 2024. Staff said the current submission had added the parking-lot land use and removed a request to eliminate required landscaping along Harborside Drive; staff concluded the revised application did not meet approval criteria.

A commissioner moved to deny case 24P-042 as submitted; the motion was seconded and the commission voted to deny the PUD request. Staff reminded commissioners that City Council retains final decision authority and that council would hear the PUD request on Jan. 23, 2025.