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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION
VOLUME 5, ISSUE 3 JULY 11 AUG. 4, 2023
HOME EDITION 2023 The short-term rentaL next door
Tex-Mex eatery opens in West University Place
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State-appointed Houston ISD board takes over
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Education
Bellaire spot serves Mexican breakfast HOME EDITION 2023
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From left: Miguel Kremenliev and his son, Nico, stand with Jason Ginsburg, his son, Joshua, and wife, Rebecca, in the Montrose neighborhood near several sites where short-term rental projects are planned. They are among the Houstonians who are lobbying the city to more tightly regulate short-term rental properties. (Shawn Arrajj/Community Impact) Neighbors call for more regulation of short-term rentals
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property being developed by for- mer football player Darryl Sharpton through his hospitality brand, The Sharpton. Ginsburg argues that larger STRs adjacent to residential prop- erties go against a city ordinance on hotels which states that hotels with 50 rooms or less cannot abut a residential property on any side.
Residents such as Ginsburg who have spoken with Community Impact want the city to update its code to incorporate STRs and are frustrated with what they said is a lack of action so far. “Our group’s position is that all short-term rentals that adjoin res- idential properties in the city of CONTINUED ON 16
Short-term rental properties, or STRs, found on platforms such as Airbnb, are in a legal gray area; they are unregulated by local law in the city of Houston, raising concerns among some residents. Jason Ginsburg is a Montrose res- ident who lives near the proposed site of Bria Place, the rst STR
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THIS ISSUE
ABOUT US Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today. We have expanded to include hundreds of team members and have created our own software platform and printing facility. CI delivers 35+ localized editions across Texas to more than 2.5 million residential mailboxes. MARKET TEAM GENERAL MANAGER Jay McMahon SENIOR EDITOR Shawn Arrajj REPORTER Melissa Enaje GRAPHIC DESIGNER Jatziri Garcia ACCOUNT EXECUTIVE Holly Nunez METRO LEADERSHIP PUBLISHER Jason Culpepper MANAGING EDITOR Kelly Scha er COPY EDITOR Adrian Gandara SENIOR ART PRODUCTION MANAGER Kaitlin Schmidt CONTACT US 16300 Northwest Freeway Jersey Village, TX 77040 • 281 469 6181 CI CAREERS communityimpact.com/careers PRESS RELEASES bmwnews@communityimpact.com ADVERTISING bmwads@communityimpact.com Learn more at communityimpact.com/advertising EMAIL NEWSLETTERS communityimpact.com/newsletter SUPPORT US Join your neighbors by giving to the CI Patron program. Funds support our journalistic mission to provide trusted, local news in your community. Learn more at communityimpact.com/cipatron
HIGHLIGHTS FROM THIS MONTH
FROM JAY: Well, summer is here, and the time is right for our 2023 Home Edition. We break down the residential real estate data in your neighborhood on Page 11 and also speak to a couple of experts on Page 15 about topics applicable to inside and outside your home. Thank you to our sponsors and our advertisers, and always remember to shop in your local neighborhood when you can. Jay McMahon, GENERAL MANAGER
FROM SHAWN: Our front-page story this month takes a look at a conversation that has been playing out in cities across the U.S., including in Houston, Bellaire and West University Place. Houston City Hall reporter Leah Foreman dives into the trends surrounding short- term rental properties in Houston, including those listed on sites like Airbnb and Vrbo. Some residents are concerned about what they say is a lack of oversight of these properties and are calling on city o cials to bolster regulations. Shawn Arrajj, SENIOR EDITOR
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2023
IMPACTS
Businesses that have recently opened or are coming soon, relocating or expanding
COMPILED BY MELISSA ENAJE
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COURTESY RACHEL ALYSE PHOTOGRAPHY
7 Luminary Lifestyle , a women’s fash- ion boutique featuring design collections described as “e ortless elegance and understated luxury,” will open in early 2024 in Rice Village. The business will be located at 6225 Kirby Drive, Houston, where a Gap store previously operated.
W. HOLCOMBE BLVD.
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BUFFALO SPEEDWAY
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www.luminarylifestyle.com ANNIVERSARIES
WILLOWBEND BLVD.
N. BRAESWOOD BLVD.
BRAYS BAYOU
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8 May 11 marked one year since Middle Eastern restaurant Hamsa started o er- ing Houston a taste of Israel. Located at 5555 Morningside Drive, Ste. 100, Hous- ton, Hamsa o ers Israeli cuisine, such as shared plates of salatim; hummus; and main dishes, such as grilled lamb kebabs. The owners from Sof Hospitality also opened its sister bakery and cafe Badoli- na, located next door to Hamsa, in June 2021. 281-612-3515. www.hamsahtx.com IN THE NEWS 9 O cials with the Houston Parks and Recreation Department said the West- bury Park swimming pool could remain closed until the 2024 pool season due to new lters being ordered and installed. O cials said they are fast-tracking the production and installation of the new lters, and there is a chance the pool— located at 10605 Mullins Drive, Hous- ton—could reopen in mid-August, giving residents a few weeks of use before the 2023 pool season ends Sept. 3. The pool has been closed since 2022. Another pool in operation can be found at Townwood Park, 3402 Simsbrook Drive, Houston. 832-395-7000. www.houstontx.gov/ parks/swimming.html
S. BRAESWOOD BLVD.
TM; © 2023 COMMUNITY IMPACT CO. ALL RIGHTS RESERVED. MAP NOT TO SCALE N
S. POST OAK RD.
NOW OPEN 1 Tex-Mex eatery Los Tios opened June 5 at West University Place’s Plaza in the Park shopping center, 5192 Bu alo Speedway. This marks the sixth location of the Tex-Mex staple for Adair Concepts, a family-owned and -operated restaurant group. The main dining room can seat 150 people in its indoor-outdoor room lled with cafe lights and lanterns. A private dining section can seat 60 people. Guests can expect the restaurant’s signature items, including homemade chile con queso topped with house guacamole, pu y taco shells, and pu y queso—a pu pastry stu ed with fajita chicken or beef. 713-431-7131. www.lostiosrestaurant.com 2 Two new hard-surface mini soc- cer pitches opened May 30 at Burnett Bayland Park , 6000 Chimney Rock Road, Houston. Harris County Precinct 4 provided $150,000 for the initial phase and plans to spend more than $1 million in renovations. An o cial ribbon-cutting ceremony took place May 30. The pitches
include lighting, lockable storage areas, and the ability for all soccer pitch ameni- ties to be assembled or disassembled in approximately 16 hours to customize the space. 713-668-4516. www.hcp4.net 3 Co ee Fellows , a Germany-based craft co ee chain, is branching into the U.S. market for the rst time with the announcement of its agship store and three other locations in Greater Houston. The agship store, located at 4900 Bissonnet St., Bellaire, opened June 14. Other locations are planned in Katy, River Oaks and the Heights with estimated opening dates in the late summer or early fall. Guests can expect handcrafted co ees, teas, bowls, salads, bagel sandwiches and pastries. Ingredi- ents are sourced locally. 713-677-0418. https://co ee-fellows.com 4 A new Kelsey-Seybold clinic opened at the Vanderbilt Square shopping center in West University Place on May 22. The 26,000-square-foot clinic is located at 3003 W. Holcombe Blvd. The new loca- tion provides primary care for adults and children as well as specialty care services
in dermatology and infectious disease, according to a news release. It also o ers laboratory, diagnostics and pharmaceuti-
cal services. 713-442-9400. www.kelsey-seybold.com COMING SOON
5 Gorjana , a California-based jewelry brand, is one of three new businesses announced to open in early 2024 in a space at Rice Village where a Gap store formerly operated. With stores across the country, the business o ers “coastal aesthetics and a laid-back yet timeless” collection of jewelry pieces, such as necklaces, earrings and bracelets, store o cials said. It will be located at 6225 Kirby Drive, Houston. www.gorjana.com 6 Mizzen + Main will open in early 2024 in Rice Village at 6225 Kirby Drive, Hous- ton, in a space formerly occupied by Gap. Mizzen + Main is a performance mens- wear brand o ering outerwear, golf-style clothing, dress shirts, blazers, T-shirts, a variety of pant options and other apparel lines. www.mizzenandmain.com
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TRANSPORTATION UPDATES Houston starts street improvements near Meyerland Middle School
COMPILED BY SHAWN ARRAJJ
ONGOING PROJECTS
O cials with the Houston Public Works Department kicked o work in early June on street and drainage improvements on Manhattan Drive near Meyerland Middle School. The overview: The work involves making improvements to portions of Manhattan Drive between Wigton and Cheena drives, in front of Meyer- land Middle School. The pavement, curbs and gutters along the targeted portion of Manhattan will all be improved. Workers will also upgrade all stormwater leads—the portion that connects a property’s sewer service line to the main sewer—from 18 inches to 24 inches. Zooming out: The improvements are meant to address street ponding, which has previously led to mud issues in front of the school, accord- ing to information from public works. There will be a new street, street crossings, ramps and inlets meant to improve stormwater collection.
ALBANS RD.
BACK TO SCHOOL
O cials with Houston Public Works Department are working on street improvements near Meyerland Middle School before the start of the 2023-24 school year.
GEORGETOWN BLVD.
• Pavement, curbs and gutters along Manhattan Drive will be improved. • Inlets will be upgraded at intersections with Cheena and Wigton drives to improve stormwater ow. • Drainage infrastructure connecting properties to the main sewer will be upgraded from 18 inches to 24 inches.
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ALL INFORMATION ON THIS PAGE WAS UPDATED AS OF JULY 3. NEWS OR QUESTIONS ABOUT THESE OR OTHER LOCAL TRANSPORTATION PROJECTS? EMAIL US AT BMWNEWS COMMUNITYIMPACT.COM. Edloe Street pathway As of mid-June, o cials with the city of West University Place said they were 90% completed with the installation of new fencing as part of the city’s Edloe Street Pathway project. The project entails adding landscaping, native plants, drinking fountains and benches; improving the irrigation system; and creating the new pathway. Next, crews will install landscaping and new pavement for the pathway. Timeline: March-summer Cost: $667,380 Funding source: city of West Univer- sity Place
MEYERLAND MIDDLE SCHOOL
CHEENADR.
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SOURCE: HOUSTON PUBLIC WORKS DEPARTMENT COMMUNITY IMPACT
If deemed necessary during con- struction, crews will also install new sidewalks. What they’re saying: “Residents worked and came together to report the need. My sta worked with public works, and we found a quick
solution to get in while school is out,” Houston City Council Member Abbie Kamin said at a May 31 meeting. The details: Grava LLC has been contracted to perform the work, estimated at $650,000. Construction is expected to wrap up before the start of the 2023-24 school year.
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2023
EDUCATION New TEA-appointed superintendent, board managers take over in HISD
MEET THE NEW BOARD A new superintendent and board at Houston ISD replaced the district’s elected board June 1 amid a state takeover.
BOARD PRESIDENT Audrey Momanaee HISD parent, litigation attorney SECRETARY Angela Lemond Flowers Former HISD teacher, mother of two HISD graduates Cassandra Bandy Parent of fourth- generation HISD student, chemical engineer Rolando Martinez Parent of three HISD children, serves on HISD District Advisory Committee Adam Rivon Parent of a HISD student, U.S. Army veteran
SUPERINTENDENT Mike Miles Former Dallas ISD superintendent
BY SHAWN ARRAJJ
his No. 1 priority was to improve the quality of instruction at HISD. To that end, he announced plans to make teachers reinterview for their jobs at 28 schools that he deemed “new edu- cation schools,” a term he introduced to refer to schools that have struggled to meet state accountability standards in the past. Teachers who are not hired at NES schools will be given similar positions elsewhere in the district, Miles said. Teachers who are hired to teach at these schools will make an average salary of $95,000, which includes a $10,000 stipend, Miles said. Miles also said he wants to overhaul the way the district provides special education services in 2023. Miles said he will host meetings throughout the summer to gather feedback and share more about his vision. Former HISD Superintendent Mil- lard House II—who was hired in July 2021—was removed from the position as Miles took over. As of press time, House had accepted a job as super- intendent of Prince George’s County Public Schools in the Washington, D.C., area. TEA o cials previously outlined the metrics that would need to be met for the district to transition back to its elected board, including having no multiyear failing campuses, bringing the special education program in full compliance with all state and federal statutory requirements, and showing evidence of improved governance. Houston Mayor Sylvester Turner, an opponent of the state takeover, said it is not in the best interest of HISD students was carried out with a lack of transparency, in a June 1 statement. Takeover opponents have called on the state to instead invest more funding into public education. As of press time July 3, the basic allotment in Texas—de ned by the TEA as the amount of funding that goes to each school district to provide a basic level of education for residents in the district—had not been increased as part of the 2023 legislative session, though it still potentially could in a special session. The allotment, set at $6,160 per student, has not increased since 2019.
A new state-appointed superinten- dent took the reins of Houston ISD in June alongside nine new board managers, who replaced the district’s elected board. The Texas Education Agency appointed former Dallas ISD Superin- tendent Mike Miles as the new HISD superintendent June 1, and board members approved an interim con- tract June 8. A long-term agreement is expected to be approved at a later date that will set Miles’ salary at $360,000 per year, matching that of former HISD Superintendent Millard House II. Meanwhile, the nine new board managers include a mix of former HISD teachers, parents of HISD students and the CEO of the real estate company Camden Property Trust. The TEA had been taking applica- tions for the board since the takeover was announced in March. State o cials have justi ed the intervention by citing unacceptable academic outcomes at Wheatley High School, the continued appointment of a conservator in the district and a 2019 investigation into the district’s special education programming. “We were looking for people from a wide array of backgrounds, experi- ences and perspectives who believe all children can learn and achieve at high levels when properly supported and who can work together,” TEA Com- missioner Mike Morath said in a June 1 statement about the new board. The e ort has been met with back- lash from local leaders in Houston and public education advocates, calling it an unjusti ed “hostile takeover.” “We are no longer an independent school district,” Houston Federation of Teachers President Jackie Anderson said in a June 1 statement. “But we will also not be a silent school district.” New education In addition to his time at Dallas ISD, Miles also served as superintendent of Harrison School District in Colorado Springs, Colorado. He is also the founder of Third Future Schools, a network of public charter schools. In his rst public appearance during a June 2 news conference, Miles said
VICE PRESIDENT Ric Campo CEO of Camden Property Trust Michelle Arnold Mother of HISD student; past work with Texas Education Agency Janette Garza Lindner Mom of two HISD students, school board candidate in 2021 elections Paula Mendoza Mother of a HISD graduate, former University of Houston Board of Regents
A NEW EDUCATION New HISD Superintendent Mike Miles named 28 schools as “new education schools.” Teachers at these schools must reapply for their jobs for the 2023-24 school year.
Teachers hired at these schools will earn an average of $85,000 per year .
Wheatley High School feeder pattern: Atherton Elementary School Bruce Elementary School Dogan Elementary School Eliot Elementary School Henderson Elementary School Isaacs Elementary School Martinez Elementary School Pugh Elementary School Scroggins Elementary School Fleming Middle School McReynolds Middle School Wheatley High School
Kashmere High School feeder pattern:
Berry Elementary School Cook Elementary School Elmore Elementary School Kashmere Gardens Elementary School McGowen Elementary School Paige Elementary School Key Middle School Kashmere High School
North Forest High School feeder pattern: Hilliard Elementary School Shadydale Elementary School Forest Brook Middle School North Forest High School
Other schools: Highland Heights Elementary School Marshall Elementary School
Henry Middle School Sugar Grove Academy
SOURCE: HOUSTON ISD COMMUNITY IMPACT
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NONPROFIT
A team at Rice University is the driving force behind the Houston chapter of Biokind Analytics, founded by Alex Han (far right) and Zachre Andrews (second from right).
PHOTOS COURTESY ALEX HAN
Biokind Analytics Student-led group uses data to help health care sector W hen Alex Han was growing up in Korea, he enjoyed learning about volunteering as a data analyst. “I was especially surprised to hear that they do have data stored and collected, but they never had a chance to analyze what they’ve been storing,” Han said. At Rice, Han shared this BY MELISSA ENAJE
Biokind Analytics co-founder Alex Han (left) helps a fellow organization member.
FORMING PARTNERSHIPS In the short time it’s been around, Biokind Analytics has partnered with nonpro ts across the U.S, including:
Today, more than eight university chapters of Biokind exist nation- wide. The Houston chapter has worked with 10 nonpro ts. Analyzing patient information was important for Biokind’s part- nership with Nora’s Home, which serves end-stage organ failure and transplant patients. “Understanding the data we have really helped us frame group pro les of our various constitu- ents, and that helps us be better stewards,” Nora’s Home Develop- ment Assistant Morgan Fuhriman said. “We’re now starting to build into our organization’s strategic plan speci c marketing campaigns that target di erent groups.” By the end of the summer, Han said Biokind Analytics aims to have a total of 18 chapters or universities working with them. “We’re looking forward to the impact we can bring in the upcoming year,” he said.
his cultural and family history through the stories told by his great-grandmother. During their time together, a variety of her experiences were shared with him. Then, the mem- ory sharing took a sharp turn. “The story just kind of stopped because she was going through Alzheimer’s at the time,” Han said. “I didn’t realize what was going on because I was in the fth grade, other than the fact that I knew she was sick.” That experience, Han said, ignited a curiosity that stuck with him into high school. By his senior year, he was already helping with Alzheimer’s Los Angeles during his summer breaks. Once Han was accepted into Rice University in 2020, he began
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discovery with classmate Zachre Andrews, who was on board to help. Together they contacted close to 80 nonpro ts in Texas and the Greater Houston area. They discovered that, while small businesses use data analysis and statistical modeling to boost pro ts and e ciency, health care nonpro ts have been relatively unaccustomed to the shift. The duo saw a way to combine their learned skills from statistics, biochemistry and data science to make a meaningful impact in their communities. Han and Andrews started Biokind Analytics in May 2022, an entirely student-led nonpro t based in Houston.
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2023
THREE DISHES TO TRY Mexican breakfast food options are plenty at Cedar St. Cafe, including handmade tacos, migas, chilaquiles and burritos. Guests have a variety of drink options, including fresh-squeezed orange juice, co ee, horchata and aguas frescas.
“FAMILIES CAN COME IN, ENJOY, SIT DOWN, HAVE A CUP OF COFFEE, FEED THEIR KIDS, AND THEY CAN ACTUALLY SIT THERE AND READ A BOOK. THAT’S WHAT WE’RE LOOKING FOR.” ANA SORIA, OWNER
Breakfast tacos ($3 ea.): Diners at Cedar St. Cafe who order breakfast tacos have an array of options—including chorizo, eggs and bacon—served with the cafe’s in-house salsa. Guests who visit on weekends can also try barbacoa.
DINING FEATURE
Owner Ana Soria opened Cedar St. Cafe in Bellaire in September 2021, just around the corner from her other eatery, Momma’s Tamales.
PHOTOS BY MELISSA ENAJE COMMUNITY IMPACT
Chilaquiles ($7): Guests interested in trying the Mexican dish chilaquiles can expect a breakfast lled with tortilla chips, red sauce, refried beans, shredded Mexican cheese, sour cream and eggs. Homemade green salsa is also available to top o the dish.
Cedar St. Cafe Cafe from Bellaire restaurateur serves Mexican breakfast options D on’t be fooled by the small size when entering Cedar St. Cafe. According to owner Ana Soria, there are only a few items on the menu, the dishes are packed with avor from chilaquiles served with red sauce and scrambled eggs to migas served with avocado and queso fresco. Guests can also choose from breakfast tacos and burritos. Drinks include avored co ees and aguas frescas, or fresh juices. BY MELISSA ENAJE
three quintessential ingredients that serve as the driving forces behind the success of running two food businesses in Bellaire: her family, her sta and their big hearts. “I have amazing support from my husband and my children. My family helps me a lot,” Soria said. “If there’s a day I need someone, I just call one of my sisters. I couldn’t do this without my sta .” Restaurants are familiar spaces for Soria’s family. After her family moved to Houston from Michoacán, Mexico, when she was 6 years old, her parents worked at local restaurants, including at Brisket BBQ in Bellaire. But she never envisioned working in the food industry herself until her mother, Leonar Arenas, died in 2015. In her memory and honor, Soria opened Momma’s Tamales on Cedar Street in December 2020. Cedar St. Cafe opened its doors just around the corner in September 2021, less than a year later. The di erence between the two eateries is Cedar St. Cafe is for anyone who craves authentic, “as-if- your-tia-made-it” Mexican breakfast. While there are
Migas ($7): Guests can also pick the breakfast dish migas, which consists of potatoes, refried beans, avocado, eggs, queso fresco and sour cream. Homemade horchata and hibiscus tea are also a drink option.
Two years in, Soria’s business plans continue to grow to a point of actually outgrowing the space. “When I see families sit here enjoying time together, you really can’t do that,” Soria said. “You can’t bring a stroller in here. We can’t have baby chairs in here.” Soria plans on moving to a bigger space—just around the corner from where it is located now—by the end of 2023 or early 2024. The driving force behind such a decision again boils down to family dynamics, this time for those who eat at her cafe. While the cafe name will remain the same, Soria said she plans on making it a full-service restaurant that will be family friendly and also o er traditional Mexican dishes for breakfast, lunch and dinner as well as alcoholic beverages. When asked what her mother would think of all that has happened since 2020, her eyes watered up. “She would be so proud,” Soria said. “This is for her. This is in memory of her.”
Cedar St. Cafe 215 N. Fifth St., Bellaire 713-485-5260 www.facebook.com/ cedarstcafe Hours: Mon.-Sat. 7 a.m.- 3 p.m., Sun. 8 a.m.-3 p.m.
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HOME EDITION
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ANNUAL COMMUNITY HEALTH CARE HOME EDUCATION COMMUNITYIMPACT.COM. VISIT
REAL ESTATE DATA
COMPILED BY SHAWN ARRAJJ
2022-23 Bellaire, Meyerland and West University real estate market at a glance The total number of homes sold declined in the ve core ZIP codes that make up the Bellaire, Meyerland and West University areas when comparing the 12-month period of June 2022-May 2023 with the previous 12 months. At the same time, the median price of homes sold increased across all ve ZIP codes. Despite having the highest median home sales price of the ve ZIP codes over the June 2021-May 2022 timeframe, the 77005 ZIP code also saw the highest percentage change year over year.
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77005 77025 77030 77096 77401
610
288
SOURCES: ALINA ROGERS SPARROW REALTY, FREDDIE MAC COMMUNITY IMPACT
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Median home sales price
Number of homes sold
June 2021-May 2022
June 2022-May 2023
June 2021-May 2022
June 2022-May 2023
77005
77096
$1,511,412
$478,000 $462,611
+14.9%
+3.3%
$1,737,032
77025
77401
$626,774
$993,741
+8.2%
+7.5%
$678,269
$1,067,946
77030
$1,091,982 $1,044,523
+4.5%
77005
77025
77030
77096
77401
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2023
CITY & COUNTY
News from Bellaire, West University Place, Houston & Harris County
Harris County Commissioners Court will meet for its regular meeting at 10 a.m. July 18 at 1001 Preston St., Ste. 934, Houston. Meetings are livestreamed at www.harriscountytx.gov. Bellaire City Council will meet at 7 p.m. July 17 at 7008 S. Rice Ave., Bellaire. www.bellairetx.gov. West University Place City Council will meet at 6:30 p.m. July 24 at 3800 University Blvd., West University Place. www.westutx.gov. Houston City Council will meet for public comment at 2 p.m. July 18 and regular business at 9 a.m. July 19 at City Hall, 901 Bagby St., Houston. www.houstontx.gov/htv. MEETINGS WE COVER HIGHLIGHTS SOUTHSIDE PLACE City officials in Southside Place and West University Place celebrated June 28 a $9.9 million federal funding commitment for Poor Farm Ditch flood control improvements throughout each city and in Houston. The work will be carried out by the Harris County Flood Control District at a total cost of $32 million. Design work could last another six months to one year.
Bellaire officials announce upcoming events to weigh in on new comprehensive plan
Houston City Council approves FY 2023-24 budget
Seniors, disabled residents receive higher homestead exemptions
A NEW PLAN The city of Bellaire brought on the consulting firm Kendig Keast Collaborative in April to review the city’s comprehensive plan. APRIL 3 Bellaire approves $118,000 contract with Kendig Keast
HOW IT WORKS A homestead exemption removes part of the value on a homeowner’s property from taxation and lowers the homeowner’s taxes. The following example shows how property taxes owed are calculated based on a home appraised at $300,000 with a homestead exemption of $25,000.
BY MELISSA ENAJE
BY MELISSA ENAJE
The big picture: The city adopted its last comprehensive plan in 2015. The new plan will revisit topics, such as how to guide development in non- residential areas, to set the stage for potential zoning ordinance updates. It will focus on: • Neighborhood integrity • Commercial development and enhancement • Flood risk mitigation
BELLAIRE As the city of Bellaire enters the second phase of updating its comprehensive plan, officials announced the latest events for residents to learn more about the future of their city. As of press time July 3, three events have taken place, and two more are coming up. • July 13: 2-4 p.m. at Bellaire City Library, 5111 Jessamine St., Bellaire • July 13: 6-7 p.m. at Evelyn’s Park, 4400 Bellaire Blvd., Bellaire What they’re saying: City Planning Consultant Gary Mitchell, hired as the spokesperson for the plan, shared the plan’s direction with the public in May. “Where are we with the commercial areas in terms of activity? And then the residential standpoint. ... Do we need to make further adjustments?” Mitchell said.
HARRIS COUNTY Commissioners unanimously voted May 16 to increase the homestead exemption for seniors and disabled homeowners. The increase is applied to the appraised value of a resident’s homestead and will go into effect for the 2023 tax year for bills that go out in October. The impact: Those who are legally defined as disabled or for those age 65 or older could qualify for an additional $25,000 off the appraised value of their homes. According to Harris Central Appraisal District documents, if residents are over 65 and disabled, they may either receive the over-65 exemption or the disability homestead exemption, but not both. • For those who meet the age or disability requirements, the $25,000 increase raises the 2022 exemption from $250,000 to $275,000. • The savings for qualified persons would average $130/year. Terms to know: The Harris Central Appraisal District defines a homestead as generally the house and land used as the homeowner’s principal residence Jan. 1 of the current tax year.
BY LEAH FOREMAN
HOUSTON At a June 7 meeting, members of the Houston City Council approved the city’s 2023- 24 budget, including $6.2 billion in expenditures, an increase of $379.2 million or 6.6% from the fiscal year 2022-23 budget. The budget includes pay increases of 3% for police officers, 6% for firefighters and 3% for municipal employees. Police and fire make up $1.6 billion of the budget, includ- ing funding for five police cadet classes and four fire cadet classes. An amendment made to the budget June 7 by District B Council Member Tarsha Jackson reallocates $20 million from the city’s red line funding for general government operations and puts it toward local drainage projects in the city’s most at-risk areas.
Appraised value: Taxable value: $300,000 $25,000 $275,000 Homestead exemption: = -
MAY 16
City hosts informal listening sessions to hear from residents Bellaire City Council and Planning Commission host workshop City hosts open house to hear resident concerns
MAY 23-24 JUNE 13 JUNE 26 JULY 13 SEPT.- OCT. NOV.- FEB.
$275,000
100
$2,750
=
Property taxes owed
$2,750
=
Tax rate
X
• Public safety • Infrastructure • Quality of life • Land use and zoning
City hosts first of five engagement opportunities
SOURCE: HARRIS CENTRAL APPRAISAL DISTRICT/COMMUNITY IMPACT
exemption should negate the impact of rising appraisal values on families across Harris County,” Precinct 2 Commissioner Adrian Garcia said in a news release. Going forward: Reaching 65 years does not automatically exempt senior homeowners from paying property taxes, according to Harris Central Appraisal District guidelines. • Seniors who need to apply can obtain a homestead exemption form online at www.hcad.org or contact the Harris Central Appraisal District, Monday-Friday 8 a.m.-5 p.m., at 713-957-7800.
Engagement opportunities set at city library and Evelyn’s Park Future phases include updates, more outreach and work sessions Plan implementation potentially begins
Looking back: At a June 13 open house, attendees voiced concerns about public safety and apartment development, and discussed a medical office development being considered in downtown. Get involved: Feedback can be emailed to zoning@bellairetx.gov.
Quote of note: “Once again, we deliver real savings to people desperate for help. This latest increase of the
SOURCE: CITY OF BELLAIRE/ COMMUNITY IMPACT
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COMMUNITYIMPACT.COM
GUIDE
Local businesses o er home improvement tips
2023 HOME EDITION
HOME IMPROVEMENT AND MAINTENANCE
ASK A LAWN AND GARDEN SPECIALIST
Jarmar Dupas is a Houston re ghter who owns Peaceful Lawn & Garden, a clean- energy, organic landscaping company that serves southwest Houston neighborhoods.
COMPILED BY SHAWN ARRAJJ & MELISSA ENAJE
are pollinator- and bird-friendly to add to our landscapes. With the beautiful tree-lined streets of the Inner Loop, we’re choosing more shade-tolerant turf grasses. It is fun to watch us have our beauty and contribute positively to our local environment. WHAT ARE THE BENEFITS OF ELECTRIC LAWN SERVICE, AND HOW DOES IT COMPARE TO TRADITIONAL GAS POWERED ALTERNATIVES? The thing we hear most is just how quiet it is. ... Along with that, there are many environmental bene ts as well. The most obvious is the reduction in localized air pollution as well as the noise pollution we get from gas-powered blowers. ... When I think about it, hiring an electric lawn service is probably the simplest thing we can do to lower our carbon footprint without even lifting a nger.
WHAT TIPS WOULD YOU GIVE HOMEOWNERS WHEN IT COMES TO SUCCESSFUL GARDEN MAINTENANCE? It is often said that the best thing you can add to your garden is your shadow. The key to successful garden maintenance is to have regular hands and eyes on it so things don’t get out of control. With our wild weather, it’s best to have a regular cadence for garden maintenance whether it’s yourself or a garden maintenance company. WHAT ARE SOME OF THE TRENDS YOU ARE SEEING IN THE INNER LOOP WHEN IT COMES TO LANDSCAPING AND PROFESSIONAL LAWN CARE? De nitely more focus on the overall ecological impact of our lawn and garden choices. We’re choosing to mulch more often to retain moisture. We’re choosing more native plants that
ASK A HOME AUTOMATION EXPERT
Dick Rozic is the president of Aveon, a full-service custom audio/visual and home automation systems integrator with a showroom that can be found near River Oaks.
confusing switches in favor of a keypad with simple one-touch presets for setting lights throughout the house. WHAT SHOULD A HOMEOWNER THINK ABOUT WHEN CONSIDERING AUTOMATION FEATURES? If you are building or remodeling your home, take advantage of the opportunity to plan and install low-voltage wiring. Your TVs, speakers, cameras and video doorbells all work much better with hardwired connections. ... Even if you don’t already have in place what you need, retro tting new low-voltage wiring is usually worth the e ort in the long run.
WHAT ARE SOME OF THE LATEST HOME AUTOMATION FEATURES AVAILABLE ON THE MARKET? Lighting controls are one of the most popular but not always an intuitive category of home automation. Security lighting is especially important for urban neighborhoods, and lighting control systems can provide automatic timeclock scheduling to turns lights on and o whether you are at home or not. Use exterior lights to provide a blanket of security throughout the night. With new homes, or even a major remodel, lighting controls can help eliminate banks of
Jarmar Dupas Owner Peaceful Lawn & Garden 832-430-2630 www.peacefullawn.com
Dick Rozic President Aveon 2405 Norfolk St., Houston 713-529-2282 www.aveon.com
NORFOLK ST.
69
N
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2023
CONTINUED FROM 1
Short-term rental supply Short-term rentals—which operate within a gray area on the local level—are becoming more prevalent in some parts of the Houston area, according to experts such as AirDNA, a website that tracks short-term rental data.
a March 23 meeting, the two council members heading the committee— Chair Sallie Alcorn and Vice Chair Amy Peck—sent a memo to Mayor Sylvester Turner. In it, the council members asked the mayor to look more closely at short-term rentals citywide, speci cally mentioning the Museum Place Apartments, a 24-unit apartment complex in Hous- ton’s Museum District with units listed on STR sites. “Neighbors complained of street takeovers, loud noise, unruly behav- ior, drug use, garbage being left behind, unmanageable parties in the units and at the communal pool, damage to the nearby park, and suspected tra cking,” Alcorn and Peck’s memo said. “The property has been on Airbnb’s radar given the complaints submitted by neighbors and council members.” The city is exploring its legal options regarding STRS, which could include developing regulations for rental properties operating as hotels, said Billy Rudolph, chief of sta for Houston’s O ce of Administrative and Regulatory A airs. In West University Place, city lead- ers adopted an ordinance in 2018 that made it illegal for properties in residential districts to be rented for less than 30 days. Apartment own- ers in the city have multiple steps to complete to rent in nonresiden- tial districts, including purchasing a rental permit, providing sketches of the oor plan and providing proof of insurance. They must also pay hotel occupancy taxes. Neighboring conflict Mac Hoak has been a resident of his Museum District home for over a decade. Almost two years ago, the Museum Place Apartments were sold to husband-and-wife duo Thawda and Sara Aung, and the property began operating as a de facto STR hotel, Hoak said. “I’m an Airbnb host as well; we have a little cottage that we rent out,” he said. “And I think it’s a great resource for people and for people to make some money.” The problem, Hoak said, is that despite operating like a hotel, the 24-unit apartment complex has no front desk or real-time monitoring of guests. “This is a hotel that’s unlicensed, unregulated. And the owner, despite COMMUNITYIMPACT.COM
Percent change in total short-term rental listings, April 2022 vs. April 2023
Total short-term rental listings, occupancy rates and housing type breakdown in ve local ZIP codes, as of April
< -30.1%
0 to -30%
HOUSING TYPE House
33 393 455 102 20 77005 77025 77030 77096 77401 TOTAL LISTINGS 77005 77025 77030 77096 77401 OCCUPANCY RATE 50.5% 51.8% 55% 52.8% 41.8%
> 30.1%
0.1% to 30%
Apartment/condo
77030 7%
77005
77025
69
18%
33%
77005
77030
77401
82%
67%
93%
77025
610
77401
77096
40%
25%
77096
288
90
75%
60%
N
SOURCE: AIRDNA COMMUNITY IMPACT
STR vs Hotel The city of Houston has no regulations for properties used as short-term rentals. Some residents have said these properties should be regulated similar to hotels. STR Hotel Properties with 50 rooms or less cannot be built within a 1,000-foot radius of a residential neighborhood. Properties with fewer than 75 units cannot be situated in residential areas unless on a highway’s access road. Must obtain a tra cking certi cate
Some residents living among these STRs have brought their concerns to the local government, including the city of Bellaire. The last time a proposed ordinance regarding STRs was presented to Bel- laire City Council was in May 2021. Council Members Catherine Lewis and Jim Hotze proposed a minimum six-month term for rental or leases of single-family homes. In the coun- cil agenda packet at the time, Hotze and Lewis listed tra c, nuisance violations, littering and “general dis- respect for our Bellaire neighbors” among concerns. Ultimately, the city’s decision to propose an ordinance on the matter was postponed. As of 2023, Bellaire does not have a speci c ordinance prohibiting or regulating STRs, according to city o cials. Instead, Bellaire only requires property own- ers who rent out their space to com- plete a certi cate of occupancy, city o cials said. As Bellaire city o cials work to complete the city’s 2024 comprehensive plan, some residents have voiced their dismay with STRs, which they said disrupt Bellaire’s moniker as a “City of Homes.” Meanwhile, after the city of Hous- ton’s Regulatory and Neighborhood A airs Committee discussed STRs at
Must pay annual lodging facility permit of $81 Must pay lodging facility inspection fee of $192
SOURCES: CITY OF HOUSTON, STATE OF TEXAS COMMUNITY IMPACT
Defining short-term rentals The city of Houston de nes a hotel as any building or buildings in which the public may obtain tran- sient sleeping accommodations and de nes STRs as residential dwellings rented out for less than 30 consecu- tive days. According to data from AirDNA, a site which tracks STR data, there are 10,050 listings for entire properties in the city of Houston, compared to 1,003 for ve core ZIP codes making up the Bellaire, Meyerland and West University areas. The lion’s share of those listings, a total of 455, can be found in the 77030 ZIP code, which covers the Texas Medical Center and parts of the Museum District.
Houston—which I feel like would be the vast majority of them—should not be allowed to operate under the section of the city code,” Ginsburg said. City leaders, including District C Council Member Abbie Kamin, are listening to residents’ concerns as the city looks at regulating STRs. “Many district residents rent out as an additional (and often needed) source of income. It’s a great eco- nomic booster for our city, and it’s that property owner’s right,” Kamin said in a statement texted to Com- munity Impact . “At the same time, we have to have some parameters in place with companies to ensure rent- ers participate safely.”
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