Bellaire Place: Mixed-Use Development In Bellaire

[Mab]

Quote

As we have moved through 3 years of discussion and planning a new building for Bellaire HS, I have committed to keep you as informed as possible.  Among starts and stops, I have been proud of the manner in which our community has supported the Bellaire Project Advisory Team (PAT).  Additionally, I have appreciated the commitment the Houston ISD has made to continue to search and explore all alternatives in the search for the best possible solution to a very challenging project - specifically - trying to rebuild Bellaire HS in our current 17 acre site while continuing to house and educate our 3500 student population.  This was always going to take a large number of people working in concert and that has remained true.  That being said, I am excited to share what is the most promising and exciting news so far about the Bellaire project.  

 

Monday afternoon the HISD Bond Department presented the new direction for Bellaire at the scheduled PAT Meeting.  Based on the overall $136M budget for a new Bellaire HS, the recommendation is below:

• Spend majority of current project dollars to purchase the “Chevron Site” located at 4800 Fournace - which is at the northern tip of the City of Bellaire (approximately 30 acres)

• Commit funds to renovate elements of the current property at 5100 Maple so as to sustain the current facility as we wait for construction at the new site to begin.  

• This decision would likely necessitate that Bellaire HS be added to a future bond of which a certain date is not known. However the district would have secured property that is appropriately sized for a large 6A High School.   

 

While this new direction brings great optimism to our project it does have some caveats.  

• It will need HISD Board of Trustee Support.

• Successful negotiation with Chevron to purchase the property.

• City of Bellaire zoning changes that align with our educational need.  

 

This new plan is a recent development for our project and, once presented to the PAT, there were many questions asked.  I am confident that the HISD Bond department will continue to work diligently to collect any requested information and appropriately present it at a future meeting.  

 

I am hopeful that you share my same sense of optimism and that you are excited about the opportunity to participate in helping us make this our reality. Our Board Trustee, Mike Lunceford, was in attendance for the meeting and he stated that this proposal could be shared with the Board of Trustees for consideration as soon as the next October meeting.  

 

While our work is not complete and the journey will be long, I am encouraged by the long term vision inherent in this new plan.  I believe it has the best chance to work for our students, faculty, staff and community.

 

I appreciate your continued support.  Please let me know if you have any questions or concerns.

 

enjoy the day,

michael

 

http://www.houstonisd.org/site/default.aspx?PageType=3&ModuleInstanceID=117408&ViewID=7B97F7ED-8E5E-4120-848F-A8B4987D588F&RenderLoc=0&FlexDataID=181919&PageID=81504

[Ross]

I bet the City of Bellaire will be thrilled to lose $60 million+ in property values. I noticed that Chevron tore down the historic Texaco lab building on the corner of Rice and Fournace. That was the initial structure on that site.

[Luminare]

Just from listenings from people I know. You have no idea how much this rebuild of Bellaire HS has been a headache to HISD and just about everyone involved. This might be the perfect solution to get this moving forward.

[VicMan]

So as we know Chevron's vacating its Bellaire campus, which was its research lab. A few possibilities:

* 1. New offices/businesses: Bellaire city officials may prefer this as they want the taxes. Could be new corporate offices, a mini-mall, etc?
* 2. New houses: Like Southside Place did with the old Shell building they could replace 'em with townhouses - could help recoup some tax money
* 3. New schools: HISD may be chomping at the bit to rebuild Bellaire High. All this land is now available. Hmmm.... HISD thought about it, but it would make the budget for rebuilding Bellaire higher.

Since I'm not in the Houston area at the moment I don't know what the officials are thinking...

P.S. HISD may be concerned about the high sticker price of the Chevron campus. While I believe they should NOT sell the former Gordon campus, as they should reopen that for West U Elementary relief, they should, if committed to the Chevron site, sell the former BHS campus... AND the old Dodson Elementary. HISD is smart in locating magnet schools in central Houston but I think they could make a killing selling the EaDo campus. That could help fund a new Bellaire High. Mike Lunceford said in October that he would no longer support that idea but maybe he could reconsider. HISD wouldn't have to tear down the old 10 story building: they could renovate it like what was done to North Atlanta High School.

[Scrubber]

That would sure make Bellaire's attendance boundary look like a gerrymandered mess. I mean, a bunch of kids zoned to Lee would be a couple blocks from the new school, while that southern part of Meyerland would be about a mile to Westbury vs. 4 miles to the new school. And the kids in the south Med Center area would have the attendance boundary to Lamar separating them from Bellaire.

[VicMan]

26 minutes ago, Scrubber said:

That would sure make Bellaire's attendance boundary look like a gerrymandered mess. I mean, a bunch of kids zoned to Lee would be a couple blocks from the new school, while that southern part of Meyerland would be about a mile to Westbury vs. 4 miles to the new school. And the kids in the south Med Center area would have the attendance boundary to Lamar separating them from Bellaire.

 

Bellaire's zone is a bit "deeper" than the Pershing and Condit zones, and there are some complexes zoned to Long Middle that are also zoned to Bellaire high. http://www.houstonisd.org/cms/lib2/TX01001591/Centricity/domain/32468/boundarymaps/Bellaire_HS.pdf

 

Having said that it does remind me of how odd Westside High's zone is a bit strange http://www.houstonisd.org/cms/lib2/TX01001591/Centricity/domain/32468/boundarymaps/Westside_HS.pdf

[Scrubber]

Pershing is kind of a mess too, especially when you consider the kids just east of Main are getting zoned out of their neighborhood and across 288 to Cullen. But at least the school appear somewhat in the middle of the attendance boundary. Westside is just locked into that shape because of the surround school districts. Those kids used to be zoned to Lee, which was even stranger.

[CA77401]

There's no great mystery about the city of Bellaire's intent toward the Chevron property. The Planning & Zoning Commission held a public hearing about it Tuesday. You can see the agenda, agenda packet and watch the video here: http://bellairecitytx.iqm2.com/Citizens/SplitView.aspx?Mode=Video&MeetingID=1634&Format=Agenda

 

As for HISD, Mike Lunceford withdrew his support for having the district move forward with pursuing the Chevron property to rebuild Bellaire HS when it was clear that he had no support on the board. If you follow the board at all you would know that they are not going to pour more money into the Bellaire HS project.  There are two new board members as of this week, but they replace two who would have been supportive of the Chevron purchase, so their support really wouldn't make a difference in reopening the discussion.

[Fringe]

I don't think Bellaire residents would go for a mini-mall. They rejected that in the 80's where the Episcopal school sits. Residential would be nice although not sure anyone could afford to develop it. No matter what they do the city is going to loose big on taxes.  Especially if HISD grabs it. The last thing they need is another non-taxable entity in a city that is already full of churches and schools. 

[VicMan]

51 minutes ago, CA77401 said:

There's no great mystery about the city of Bellaire's intent toward the Chevron property. The Planning & Zoning Commission held a public hearing about it Tuesday. You can see the agenda, agenda packet and watch the video here: http://bellairecitytx.iqm2.com/Citizens/SplitView.aspx?Mode=Video&MeetingID=1634&Format=Agenda

 

As for HISD, Mike Lunceford withdrew his support for having the district move forward with pursuing the Chevron property to rebuild Bellaire HS when it was clear that he had no support on the board. If you follow the board at all you would know that they are not going to pour more money into the Bellaire HS project.  There are two new board members as of this week, but they replace two who would have been supportive of the Chevron purchase, so their support really wouldn't make a difference in reopening the discussion.

 

It sounds like Bellaire wants to divide the property between some high density residential and some commercial.

 

I haven't yet read the minutes of HISD meetings related to Bellaire HS, but I'm trying to think of some ways HISD could get around this:

• Ask for about half of the property (the half with the giant building), leaving the city to develop commercial next to BHS and multifamily on the site of the old BHS
• For the board members who are against the deal, see if there's a quid pro quo that they would like. Things get through that way in politics.
• Also see if there are some close-in-town properties HISD doesn't need anymore that it could sell. For example the old Dodson Elementary property, as Energy Institute is moving from there to Southmore. HSLJ is going up next to it but I don't think HISD has any future uses for Dodson.

[VicMan]

31 minutes ago, Fringe said:

I don't think Bellaire residents would go for a mini-mall. They rejected that in the 80's where the Episcopal school sits. Residential would be nice although not sure anyone could afford to develop it. No matter what they do the city is going to loose big on taxes.  Especially if HISD grabs it. The last thing they need is another non-taxable entity in a city that is already full of churches and schools. 

If they simply move BHS so it gets a taller (but not larger per se) property, maybe Bellaire city officials will be more amenable? The old school can be full of townhouses, the school itself would just occupy the big Chevron building and maybe have an additional gym on site, and the commercial uses can be built on the leftover land from the Chevron tract. That may make Bellaire happy unless they think they could grab another corporate client.

Edited January 13, 2017 by VicMan

[texas911]

There is a question on why even have the new high school in Bellaire? Land is very expensive in Bellaire and just one block outside its a lot cheaper. 

[Twitter1]

On 1/13/2017 at 9:09 AM, CA77401 said:

There's no great mystery about the city of Bellaire's intent toward the Chevron property. The Planning & Zoning Commission held a public hearing about it Tuesday. You can see the agenda, agenda packet and watch the video here: http://bellairecitytx.iqm2.com/Citizens/SplitView.aspx?Mode=Video&MeetingID=1634&Format=Agenda

 

Printed out a page of their "meeting notes" that Ed Wulfe sent to the City of Bellaire.

 

Sorry for the size of the photo. May have to enlarge the photo to be able to read it

[texas911]

What killed HISD's proposal to buy the old Chevron property was resistance from Bellaire about lost tax revenue. High end homes generate more income than tax free schools!

[Specwriter]

On ‎3‎/‎22‎/‎2018 at 9:24 AM, texas911 said:

High end homes generate more income than tax free schools!

and even high end homes do not generate the property tax and sales tax income that commercial development does.

Edited March 29, 2018 by Specwriter
corrected a typographical error

[Twitter1]

These O&G companies leave such large pieces of land behind. All seem to be consolidating into a new campus in a single location.

 

Hopefully Fournace will be widened.  You cannot place a large development in the current traffic zoning. 

The City of Bellaire is planning huge changes over the next 20-years. I believe this (area) will be a park and mixed use. I looked at the drawings but was confused

[Urbannizer]

Sounds like this won't be redevelop in the way we want it to be..

 

https://www.chron.com/business/real-estate/article/Chevron-s-30-acre-Bellaire-property-finds-buyer-13194970.php

 

Chevron Corp.'s former Bellaire office complex -- a rare 30-acre parcel of urban real estate along the West Loop -- has found a buyer.

 

Brokerage firm HFF has been marketing the site for about a year and its online property listing now shows that it is under contract.

 

HFF declined to say who the buyer is, but earlier this month real estate investor SLS Properties, submitted applications to the city for permits that would allow the property at 4800 Fournace Place to be further developed.

 

If approved, one of the permits would allow a parking garage to be built on the site. A second would permit the 10-story building formerly occupied by Chevron, to be leased to multiple tenants.

 

A public hearing on the matter is scheduled for next month at a meeting of the city's Planning and Zoning Commission, according to a city memo.

 

Houston-based SLS Properties owns several office buildings in the Houston-area. Last year it purchased two just across the West Loop from the Chevron property.

[Highrise Tower]

Just read the Swamplot headline. 

 

Was hoping for a different type of development

[Highrise Tower]

New owner added blue lighting on the roof. Looks good, a refresher for the bldg 

[Highrise Tower]

Holiday lighting looks good

[Highrise Tower]

What’s the deal with the CBRE fence at Bellaire High School?

[htownbro]

On 12/15/2018 at 6:44 PM, ekdrm2d1 said:

Holiday lighting looks good

 

Holiday lights are still on.

[Highrise Tower]

Knocking down an exterior wall today.  The new management said they want to open up the area.

 

 

New signage went in

 

 

This will be the new vehicle turnaround

 

[Urbannizer]

https://realtynewsreport.com/2019/06/20/major-development-proposed-for-former-chevron-tract-on-loop-610-in-bellaire-but-vision-must-overcome-zoning-hurdles/

 

BELLAIRE, Texas – (By Michelle Leigh Smith for Realty News Report) – A major development is being planned for the former Chevron property in Bellaire. The 30-acre tract shines with potential with frontage on Loop 610. It’s just over a mile from the Galleria]. And it’s near hundreds of million-dollar homes.

Investor Danny Sheena of SLS Properties recognized the potential and he purchased the property from Chevron last year.

 

His plan, as uncovered by Realty News Report, calls for a 300-unit mid-rise residential tower atop a new parking garage, a movie theater, a 145,000-SF mixed-use building with office space and several restaurant-suited pad sites near South Rice Avenue.

 

Bellaire’s Development Services Department received two requests from Sheena on behalf of SLS West Loop, LP last month for which the City leadership has stalled on several Freedom of Information Requests from reporters and residents.  In mid-June, Realty News Report obtained copies of the requests.

 

Sheena will ask Bellaire’s Planning & Zoning Commission for approval of a proposed zoning change and a recommendation to City Council for a Planned Development-Multi Family project that he envisions as a destination mixed-use development.

 

His submittal also outlines plans for four perimeter one-story buildings that could be used for retail or restaurants and a 145,000 SF three story “Interior” building for retail or restaurant/health/entertainment with third floor office space. Kirksey Architects is working on the plan.

 

Bellaire’s Planning and Zoning Commission public hearing is reviewing the plan. To move forward, the plans would require a green light from the Bellaire City Council as well.

It’s an ambitious plan by Sheena. A possible roadblock is the site is in the City of Bellaire, a municipality (population 18,000) with strict planning codes. The city’s Planning and Zoning Commission may thwart Sheena’s plan and extinguish his vision.

[Timoric]

-

Edited July 12, 2019 by Timoric

[AREJAY]

If I know anything about my NIMBY Bellaire neighbors, it's that they will attempt protest this one to death... I hope I'm wrong, because this sounds like a great development. 

Edited June 20, 2019 by AREJAY

[Highrise Tower]

@Urbannizer there is a earlier thread if you want to merge.

 

 

[Highrise Tower]

Notice of Public Hearing was posted a long Fournace and S. Rice.  That's a lot of items on the agenda.

 

[htownbro]

And this is near the new Hard Rock hotel development as well.  Wish that Walmart wasn't there on S Rice and Westpark.

[Urbannizer]

https://communityimpact.com/houston/bellaire-meyerland-west-university/city-county/2019/07/09/chevron-research-park-rezoning/

 

Bellaire’s Planning and Zoning Commission will hold a public hearing and possibly vote on a request to rezone about 12.75 acres located on 4800 Fournace Place and 5901 South Rice Ave., the location of the former Chevron Property, at its July 13 meeting.

 

Development company SLS West Loop, LP, the owner of the property since 2018, is requesting the rezoning of the property from Technical Research Park to Corridor Mixed-Use.

The company is also seeking a specific-use permit to construct a movie theater and athletic facility within about 9.6 acres on the western side of the property.

 

The commission’s agenda also lists an application to allow for the construction of a 300-unit multifamily apartment complex and parking garage to be located on about 3.15 acres of the southern part of the property and a specific use permit to allow for an increase in the height of construction from 53 feet to 85 feet for the apartments and garage.

 

[Luminare]

Was initial going to put this on "On The Market & Rumors", but because its on a agenda I've now put it on the HAIF Development Map under the layer "Proposed". For any updates on the status of this project. Please DM me.

Things to keep an eye on include (but not limited to):

-updated renders (will be adding pics to all projects later)
-project name changes

-changes in use or additions of uses

-changes in number of stories

-changes to Developer or additional Developers

-changes to Architect or additional Architects/Designers

-announcements or changes to construction dates / finish dates



If any of the above is missing in the project info already then please assist clarifying any missing info to me.

[X.R.]

Uhhh thats alot of parking garages. Or am I reading that wrong?

 

If they want to curry favor with the neighborhood they should make those green spaces into parks/play places for the neighborhood, knowing the types of people who live in that area. 

[Naviguessor]

I think they want to make money, not curry favor.  And what types of people do not like parks? 

[jmitch94]

3 hours ago, CrockpotandGravel said:

But many Bellaire residents fired back with claims that development would hurt the city’s reputation as the “City of Homes.”

 

 

 

What does that even mean? They want a community that is strictly residential with nothing else? I feel like this project would be way better than some abandoned buildings. 

[Highrise Tower]

Finally explored into the campus.  Here's some photos.

 

 

 

 

[Highrise Tower]

Here's the entrance to the Chevron campus from the 610 feeder. My friend works down the street and is not happy with this development.  He was especially frustrated the traffic light in the middle of Fourance.

 

 

[Angostura]

Something like 3300 parking spaces. Seems like a lot. Looks like they're not leveraging the mix of uses in the parking calculation.

[EllenOlenska]

They're mixing the uses of parking and driving around 

[Highrise Tower]

Prime West Loop Parcel Ignites a City Hall War

https://realtynewsreport.com/2019/07/17/prime-west-loop-parcel-ignites-a-city-hall-war/

 

Quote

 

BELLAIRE, Texas – (By Michelle Leigh Smith for Realty News Report) – As emotions ran high, the July meeting of the Bellaire Planning & Zoning Commission went off with fireworks.

 

Seven commissioners and a standing-room-only crowd heard SLS Properties’ plans for the 30.5-acre site where 900 Chevron employees once labored.

 

New owner Danny Sheena of SLS Properties revealed plans for apartments, a movie theater and a gym on the west side of the prime tract. The first two floors of the proposed structure will be a parking garage with residential levels above.

 

 “Bellaire Place will comparable to BLVD Place on Post Oak and San Felipe,” the developer says, referring to an urban mixed-use project with a Whole Foods, office space and a plethora of restaurants and boutiques at a major Galleria-area intersection.

 

Sheena did share with shocked residents with the disclosure is now in talks with BLVD Place developer Ed Wulfe about a second apartment tower on the eastern edge of the former Chevron land. A Wulfe entity owns the adjoining Bellaire parcel, which currently includes the site of a Shell station at the northwest corner of Fournace and Loop 610.

 

Sheena’s plans don’t sound like paradise to all of the nearby homeowners.  Many have concerns about an increase in flooding, crime, traffic, environmental impact and more stress on already overstretched city services.

 

Residents expressed other concerns about having a high-rise apartment building nearby.  “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 quipped.  When the developer purchased the property, he was well-aware that multi-family homes/apartments were not a “permitted use.”

 

Several residents emphasized that they bought in Bellaire because unlike Houston, Bellaire is zoned and that zoning does not include apartments.

 

“We’re expecting you to protect our interests. You’re not here to increase the 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.”

 

Backers of Sheena’s new development came to the City Hall meeting wearing white T-shirts with the words, “I Support Bellaire Smart Development.”

 

 

[htownbro]

They act like they are going to build low income apartments here.  I'm sure the rent for the apartment development will be priced accordingly.  1400.00 and up for one bedroom, 2300.00 and up for 2 bedroom.  This is a good location if you don't want to live in the congested Galleria area and not too far from all the entertainment inside the loop.

Edited July 19, 2019 by htownbro
grammar

[DNAguy]

The exact thing happened in Sugar Land. The angry mob won (mostly) and they'll likely win again.

 

The dog whistles are blaring just as they were back then in Sugar Land...
 

Quote

“We’re expecting you to protect our interests. You’re not here to increase the 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.” 

 

 

1.) Linda, the city council is there to increase revenue for the city. Sorry hun. That is a primary function of cities. Grow the tax base = a growing, vibrant city. If they don't grow it from development... that means more taxes to you.... which I'm sure you'd then get up there and give a sob story about being taxed out of your home.

2.) Safety? OHHHHH I forgot. Apartments = Crime (you know.... [wink]..... because of all the [looks behind and side to side] urban folks

[Highrise Tower]

 

[DNAguy]

On ‎7‎/‎19‎/‎2019 at 6:48 PM, ekdrm2d1 said:

 

 

 

[X.R.]

Those mock ups look boring and bland...which may help the residents feel safer about the development. Great job developer! 

[Highrise Tower]

New date regarding the Notice of Public Hearing.

 

[Urbannizer]

https://realtynewsreport.com/2019/08/06/methodist-hospital-moving-to-prime-bellaire-site/

 

BELLAIRE, Texas – (Realty News Report) –  Bellaire Place, the former Chevron property located along Loop 610 in Bellaire, has secured Houston Methodist Hospital as an office-space anchor tenant.

 

Chevron left behind 10-story and 6-story office buildings totaling more than 500,000 SF, plus a fitness center, cafeteria and auditorium.

 

Houston Methodist leased 100,812 SF of the former Chevron office space for administrative use, reports Colliers’ Davidson, who specializes in healthcare real estate and other commercial property.

 

Davidson reports Methodist will occupy floors 8, 9 and 10 of the 10-story building and move in during the first quarter of 2020.

[Highrise Tower]

https://realtynewsreport.com/2019/08/09/throwing-shade-bellaire-residents-question-height-of-proposed-towers-on-loop-610-tract/

 

Quote

BELLAIRE – (By Michelle Leigh Smith for Realty News Report) – Plans for the 30-acre Bellaire Place development, located on the site of the former Chevron campus at Loop 610 continue to draw scrutiny by the Bellaire Planning & Zoning Commission.

 

Plans for developing the land were discussed Thursday night at a second public hearing before the Bellaire Planning & Zoning Commission. The discussion focused on 9.6 acres at 5901 S. Rice Avenue for request for a Specific Use Permit (SUP) to allow for an increase from 53 to 85 ft. to be used for an indoor theatre and fitness club.

 

Questions were raised about the height of new development on the site and the shade they might throw on neighboring residential properties.

 

Developer Danny Sheena, representing SLS Properties, wants to build a 145,000 SF interior building towering to 85 feet tall.  He shared some math ratios referencing height and told the Commission that they should grant the request “as a matter of right.”

 

 “Technically, I could go another 33 feet to 101 feet,” he said.  As the hearing went on, Sheena said the structure might be used as a big box store if the fitness facility didn’t materialize.

 

“Kirksey (Architecture) did a shading study about how the 164-foot garage would impact the residents on Mayfair,” says Sheena. “That showed that the only impact to light would be in December only for about 30 minutes, so basically no affect for the residents,” Sheena said.

 

Resident Thomas Reed presented another set of drawings and photographs that showed major shadowing at various times throughout the day, after sunset, at noon, 45 minutes after sunrise. “In contrast to what he (Sheena) showed you, which was a confusing collage of colors of olives and pinks, I will actually show you a real shadow,” says Reed. “I ask you to ask yourself if these are consistent with the Comprehensive Plan.”

 

Reed asked for protection to adjacent areas and adequate separation and buffering to the single-family homes on Mayfair Street.

 

The residents have been hearing various versions of the Bellaire Place plans from Sheena since September 2018.

 

“Every time we turn around, something is different,” said Bellaire resident Jim Balogh.

 

“The long shadow will kill vegetation because of the additional lack of sunlight and lack of the greenspace,” said  Catherine Lewis, a geologist with 30 years of industry experience. “The setback based on line of sight isn’t realistic as far as the shade is concerned and there is a second garage that is not shown.”

 

“I call for a moratorium on this project,” said resident Lynn McBee. “We have not received a final report from the Texas Coalition for Environmental Quality and that is essential. If it goes to City Council, I will request that the City hire a professional consultant who is not from Houston.”

 

Edited August 13, 2019 by ekdrm2d1

[HoustonIsHome]

With ~ 100 degree temps day after day recently I would be be dancing on the ceiling right now if an 80 foot building cast a shadow over my property.

 

FYI there are many many plants (including natives) that grow very well in full shade. Heck a lot of the vegetation in my yard are not doing well due to the lack of shade and infrequent rain

[Ross]

The shadows are longer in Winter than in Summer. This site lets you see the shadows for various times of the year http://shadowcalculator.eu/#/lat/29.717558752422697/lng/-95.46467259356719

[AREJAY]

Bellaire NIMBYs are the worst