Council hears proposal to replace UVT with Bellaire Makers District that excludes residential uses

Planners presented a zoning overhaul that would repeal Section 24‑5‑47 (Urban Village Transit District) and create a new Bellaire Makers District (BMD) covering roughly the north edge of the city near Westpark and the West Loop. The draft, staff said, is intended to reflect the area’s existing commercial and light-industrial character and the comprehensive plan’s goals.

"This is an entirely new zoning district," the presenter Gary said, explaining the change was prompted by the loss of the light‑rail assumption that originally supported the UVT. The draft lists permitted-by-right uses such as artisan workshops, mixed commercial uses and horticultural production, and adds defined uses including "artisan workshop" and "special event venue." It sets a commercial height maximum of 53 feet (about four stories), and requires site plan review for most developments.

The version before the council removes residential uses entirely. "The version that's before you tonight as a starting point is no residential of any type," Gary said, and staff noted that live‑work units and other residential forms were discussed at prior Planning & Zoning meetings but were excluded due to enforcement and monitoring concerns and significant resident comment opposing apartment‑style outcomes.

Council members probed multiple specifics: which parcels the district covers, the width of the center‑point utility easement along Lehigh Road that provides separation from homes, and whether allowed uses could create outdoor display or wholesale activities that function like a big‑box store. Gary said the distinction is generally retail versus wholesale/outdoor storage, and that site plan review and specific‑use permits remain tools to address location‑specific impacts.

Infrastructure questions surfaced. Mayor Pro Tem asked whether streets, drainage and utilities could support the district. Public‑works staff (Travis Tanner) and the presenter said the proposed district would be less intense than what the current code allows under UVT, that parking amendments are being considered (including off‑site/shared parking, valet and shared arrangements), and that new development would have to comply with floodplain and stormwater rules.

Several council members asked staff to double check related code references. Councilors flagged that replacing references to the old UVT language across the zoning, landscaping and design standards sections could produce unintended constraints or mismatches; staff agreed to review cross‑references and the packet language before the next hearing.

The council closed the public hearing at 7:04 p.m. and scheduled final deliberation for May 18, 2026. City staff reminded residents written comments for inclusion in the record must be received by the city clerk by noon on May 12.