The Galveston Planning Commission on Nov. 4 approved a planned unit development request for the Rosette subdivision that would allow private streets within a traditional neighborhood zoning district (case 25P-043). Staff recommended approval, noting the PUD contains no requested deviations from the Land Development Regulations and that City Council will make the final decision on Dec. 11.

Planning staff said the PUD request is limited in scope: its sole purpose is to permit private streets that meet standards equivalent to public streets, leaving traffic controls and other standards to the director of engineering. Staff also said private streets reduce maintenance costs to the city because a homeowners association would assume upkeep. Section 6.303 of the Land Development Regulations was cited in the staff presentation as relevant to private streets.

Several commissioners questioned how the PUD interacts with the Galveston Beach Access Plan and parking requirements (the plan's guideline of one parking space per 15 linear feet of beachfront was cited). Planning staff explained that the specific shoreline in front of the Rosette tract currently has no vehicular beach access and that required off‑beach parking for the broader area is provided at nearby Bermuda Beach and at Pocket Park 3; therefore staff said the PUD does not add a new net demand for on‑beach parking.

Developer Manny Mejos (Green East Realty) and master planner Zach Broussard (Carbo Landscape Architecture) described the project as under construction with utilities largely complete and street dirt work and concrete scheduled for the coming months. The developer said the subdivision will include an amenity center (pool, gym, pickleball courts), dog parks and a two‑mile trail network, and said private streets and gates support security and amenity protection. Broussard said the plan includes multiple dune walkovers and that walkover designs will be submitted to the city; reserves along the beachfront were shown on the civil drawings as intended locations for dune walkovers, and drainage will route away from the beach.

Neighbors at the hearing voiced concern about potential cut‑throughs to the beach and about whether greenway walkovers would provide adequate access for existing adjacent homeowners. The applicants told the commission they are working with neighboring Bermuda Beach residents and that the project's walkways and greenway network are intended to provide pedestrian access without adding vehicular beach access.

A commissioner moved to approve the PUD as recommended by staff; the motion was seconded and the commission approved the request. The chair announced the vote was unanimous. The City Council will consider the PUD request at its Dec. 11 meeting.