Prime West Loop Parcel Sparks Battle Over City Hall Plans
A fiery five-hour City Hall confrontation. Affluent Bellaire residents in matching slogan T-shirts. Distrust. Anger. Accusations. At issue: 30 acres of prime property along the West Loop. On the open market, the tract could support a mixed-use project capable of competing with Gerald Hines’ Galleria just a mile or two away. Acquired last year by SLS Properties from Chevron, the site fronts Loop 610, South Rice Avenue and Fournace. In unzoned Houston that land would be ripe for transformation; but it lies within Bellaire, a municipality with zoning and a long-held identity as “Bellaire – A City of Homes.”
Tensions boiled over last week when developer Danny Sheena presented his ambitious proposal to Bellaire’s Planning & Zoning Commission:
BELLAIRE, Texas – (By Michelle Leigh Smith for Realty News Report) – As emotions ran high, the July meeting of the Bellaire Planning & Zoning Commission erupted into a prolonged, heated debate.
Seven commissioners and a standing-room-only audience heard SLS Properties’ plans for the 30.5-acre site that once employed roughly 900 Chevron workers.
New owner Danny Sheena of SLS Properties outlined a mixed-use plan that includes apartments, a movie theater and a gym on the western portion of the tract. The first two floors of the proposed building would serve as a parking garage with residential units above.
“Bellaire Place will be comparable to BLVD Place on Post Oak and San Felipe,” Sheena said, referencing the urban mixed-use development near the Galleria that combines a grocery anchor, offices, restaurants and boutiques.
He also disclosed, to the surprise of many residents, that he is in discussions with BLVD Place developer Ed Wulfe about a possible second apartment tower on the eastern edge of the former Chevron property. A Wulfe-controlled entity owns three adjoining parcels in Bellaire, including the Shell station at the northwest corner of Fournace and Loop 610.
Chevron sold this tract in the City of Bellaire. The new owner has a grand plan.
Not all nearby homeowners greeted Sheena’s vision favorably. Many raised concerns about increased flooding, crime, traffic, environmental impacts and further strain on already stretched city services.
Several residents objected to the prospect of a high-rise apartment building next to established homes. “When buying your dream home, how many of you said, ‘Wow, I’d really like to live next to an 85-foot seven-story apartment building?’” one resident remarked. When Sheena purchased the property, he knew that multi-family housing was not a permitted use under current zoning.
Multiple residents emphasized they bought in Bellaire specifically because it is a zoned city, unlike Houston, and that existing zoning does not allow apartments.
“We’re expecting you to protect our interests. You’re not here to increase revenue for the city. You are here to look after our safety,” said Bellaire resident Linda Mazzagatti. “Don’t do this to those of us who have invested a lifetime here. My home is sacred to me.”
Supporters of Sheena’s proposal attended the City Hall meeting wearing white T-shirts that read, “I Support Bellaire Smart Development.”
Ben Lavine, a partner with Stone Acre Builders, told commissioners he hoped the development would better connect the northern part of Bellaire—sometimes called “Barely Bellaire”—with the rest of the city.
“I was pleased to hear the Commissioners push for a more refined plan,” Lavine said. “I want it to be Bellaire-centric.” He suggested naming the project to emphasize that connection, perhaps “The Domain at Bellaire,” and said his supporters seek positive change that enhances local quality of life.
Sheena requested a specific-use permit to raise the maximum building height from 53 feet to 85 feet for a proposed 300-unit complex and parking garage. He also sought permits for an indoor movie theater and an athletic club within roughly 9.6 acres on the western portion of the site—uses that, if approved, could generate notable sales tax revenue for the city.
As the contentious meeting approached the four-and-a-half-hour mark, Planning & Zoning Chairman Ross Gordon pressed for more transparency.
Gordon asked that Sheena disclose his full master plan, including intentions for the eastern portion of the property. Sheena is seeking to reclassify the Comprehensive Plan designation from Technical Research Park to a planned development allowing a 300-unit multi-family complex and parking garage on the 3.15-acre southern portion of the parcel. He indicated proposed rents of roughly $2.25–$2.50 per square foot.
“It comes back to the whole piece on transparency,” Gordon said. “Surely when you bought the property you had some idea of a master plan. It would inspire more confidence if you would share which movie theatre, gym or property manager you have in mind.”
Sheena replied, “I don’t have that answer.”
Vice Chairman Mike Axelrad questioned details about the proposed fitness center; Sheena repeatedly described it as “high end” and “the gold standard,” prompting Chairman Gordon to note the vagueness.
“I was very heartened by Gordon’s perceptive observations and questions,” said resident Cynthia Freeman. “I was also glad about the push for specifics on which gym would go in; I was not satisfied with Sheena’s assurance that it would be a quality, nice gym.”
“I sure hope that P&Z sticks to NO apartments,” said resident Karen Reichek.
Other residents faulted Sheena for unfulfilled promises about landscaping. “The trees Sheena promised have not been planted,” said Catherine Lewis. “He took out trees to build a wall. If it’s not in writing, it’s not in the plan.”
Flooding remains a major worry. The existing site allows roughly 40 percent lot coverage; Sheena’s plan would increase coverage to about 75 percent, a substantial rise in impervious surface area. Given the damage Hurricane Harvey inflicted on parts of Bellaire two years earlier, neighbors fear increased flood risk. They also worry that 300 additional apartments could overburden Bellaire schools and municipal services.
Last November, Sheena received Bellaire City Council approval to lease the two existing buildings that formerly housed Chevron offices. To date no tenants have moved in, though Sheena says two leases are in negotiation. The permits under discussion at the P&Z meeting relate to a second phase; his plans for the eastern 6.17 acres have not yet been disclosed.
The Planning and Zoning Commission will accept written comments through July 31, 2019. Bellaire City Council is scheduled to consider the proposal in August.
