The City of Bellaire Planning & Zoning Commission on Thursday approved comprehensive amendments to Chapter 24 of the city code covering zoning, fences and signs, and added a consolidated dimensional‑allowances section — and amended the proposed temporary‑sign limits so certain stake signs may be increased from one per street frontage to a maximum of 10.

The changes, presented by Monique, planning staff, had been posted for a public hearing on Dec. 12; commissioners spent most of the meeting discussing proposed limits on temporary (stake and frame) signs in residential areas and how those rules would interact with state and federal protections for political and religious speech. Monique told the commission that, under the draft language, “political signs may be placed on a private property with the permission of the owner or in the city right of way adjacent to such private property or at a polling location up to 90 days before an election,” and that political signs in the right of way “must be removed within 10 days after an election.”

Why it matters: the rewrite is a broad cleanup and repackaging of many zoning provisions, intended to simplify the code, correct legal language and fold repetitive dimensional rules into a single new section. But the public comment that prompted the most debate concerned yard signs — from Little League and school fundraiser signs to larger commercial banners appearing on private fences — and how the city should balance aesthetics and safety with First Amendment and Election Code protections.

What the commission discussed and decided
- Legal limits and protections: Gary, a planning consultant, reminded commissioners that recent federal and state legal decisions constrain municipal regulation of religious uses, building materials and sign content; the commission cannot regulate political or religious content and must instead regulate signs by size, height or placement. Commissioners repeatedly returned to those limits while weighing size, quantity and duration restrictions proposed in the rewrite.
- Enforcement and purpose: several commissioners said enforcement is complaint‑driven and not a daily priority for code staff. Commissioners asked whether the code should instead address duration or maintenance (for safety and aesthetics) rather than a strict numerical cap. Monique noted some types of small signs (for example, certain school signs) may already fall outside the table of stake/frame signs as drafted.
- Quantity change: in response to public comment and commissioners’ concerns about families and civic groups, the commission amended table 24‑1008 (temporary sign standards) to change the maximum for stake signs from “1 per street frontage” (effectively two on a corner lot) to a flat maximum of 10 for residential lots. The commission also clarified that protections in the Election Code exempt qualifying political signs from content‑based limits (size/height limits still apply under the Election Code).

The vote and related actions
The commission voted to approve the Chapter 24 amendments as presented, incorporating the amendment to table 24‑1008 to set a 10‑sign maximum for stake signs on residential lots. The transcript records the motion, a second and the commission calling for a voice vote; members responded “Aye” and no opposing vote is recorded in the transcript. The exact roll‑call tally is not specified in the meeting minutes or transcript excerpt.

Votes at a glance:
- Approval of minutes from the regular PNZ meeting on Dec. 12: approved (voice vote; exact tally not specified).
- Approval of Chapter 24 code amendments (planning & zoning, fences, Urban Village Downtown District and new dimensional allowances), with amendment to Table 24‑1008 (stake signs maximum increased to 10): approved (motion and second recorded; exact tally not specified).
- Approval of the commission’s recommendation letter to city council incorporating the Chapter 24 changes: approved (motion and second recorded; exact tally not specified).
- Approval of the Planning & Zoning Commission 2024 annual report to city council: approved (motion and second recorded; exact tally not specified).

What stays the same and next steps
The rewrite removes content‑based sign categories and reorders regulations into tables and a new dimensional allowances section. Staff said the changes will be forwarded to the city council (the recommendation letter will go with the package), with council review anticipated in March. Staff also noted that the new sign tables are intended to be more readable but that some enforcement questions may remain operational and complaint driven.

Commissioners and staff suggested possible future refinements: adding explicit exemptions for civic or fundraising signs, clarifying maintenance/duration standards for temporary signs, and revisiting front‑yard setbacks and height/setback interplay in the Urban Village Downtown district in a later round of amendments.

Ending: The commission’s recommendation will be transmitted to city council for action; staff projected city council consideration in March. The commission set its next meeting for Feb. 13 and noted the Feb. 3 State of the City presentation where commission leadership will appear.