City of Houston TIRZ One
The city of Houston Tax Increment Reinvestment Zone Number One was created by Houston city council, pursuant to landowner petition and provisions of the Texas Tax Code, to facilitate development of the area known as Saint George Place, a 115-acre zone consisting of the Lamar Terrace subdivision located near the Galleria Shopping Center. TIRZ One is bounded approximately by South Rice, Chimney Rock, Richmond, and Alabama. The zone became effective on January 1, 1991 and will terminate on December 31, 2031. Originally consisting of the 42.2 acres east of Yorktown, TIRZ One was enlarged on January 1, 1993 to add the 73.3 acres west of Yorktown and encompass the entire Lamar Terrace neighborhood. The Zone Project Plan and Reinvestment Zone Financing plan includes new streets, sidewalks, driveway aprons, fencing, street lights, and removal and replacement of utility lines. The Plan also provides for the adoption of special zoning regulations to control use of the land. The Zone board has appointed a Zoning Commission and has established planning and zoning regulations which have been approved by city council. Public improvements on the east side of TIRZ One were substantially complete in 2001. At that time, the east side consisted of 164 new single-family homes, 25 original homes, 31 homes under construction, three commercial properties, and 40 vacant lots. West side development consisted of 100 original homes, 24 older commercial establishments, one new commercial establishment, one new home, 37 homes under construction, and approximately 80 vacant lots.
Lamar Terrace PID One
The city of Houston created Lamar Terrace Public Improvement District Number One on November 7, 1990. Lamar Terrace PID One is bounded approximately by South Rice, West Alabama, Yorktown, and Richmond Avenue. In March 1992, the city approved one-year and five-year Service and Assessment Plans which included engineering, removal, and construction of new street pavement, sidewalks, driveway aprons, construction and rehabilitation of street lights, and landscaping for Fayette, Val Verde, Navarro, Lampasas, Hidalgo, Fairdale, and McCulloch Circle Streets between Yorktown and South Rice (every east-west street in the PID). Project costs of $1.56 million was borne entirely by the PID as were costs of $750,000 for additional public improvements on Hidalgo Street. Pursuant to a petition signed by a majority of property owners in the district, the city of Houston approved an assessment of $1.12 per square foot of lot size within the PID. This assessment was payable as a lump sum or 11 annual payments beginning November 1, 1993 until November 1, 2004.
Lamar Terrace PID Two
Lamar Terrace Public Improvement District Number Two was created on August 9, 1995 by city of Houston Ordinance 95-121. Lamar Terrace PID Two encompasses the entire neighborhood, bounded approximately by West Alabama, Yorktown, Richmond Avenue, and Chimney Rock. On August 13, 1996, city council adopted a Service and Assessment Plan for the district which focused primarily on providing supplemental services but also included provisions for western redevelopment and the construction of a buffer fence around the neighborhood perimeter. Specific supplemental services enumerated in the plan consisted of constable security services; enhanced enforcement of building, health, and sanitation laws throughout TIRZ#1; administration of development regulations within the zone; board management, and annual maintenance services. As these are ongoing services, an annual assessment of $0.07 per square foot of lot size approved by City Council remains in place. Western Redevelopment envisioned infrastructure improvements such as those undertaken on the east side of the zone. Specifically, improvements included: removal of existing street pavement and construction of new permanent street pavement and sidewalks for Kleberg, Fayette, Val Verde, Hidalgo, Navarro, Lampasas, Fairdale, McCulloch Circle, and Yorktown north of Hidalgo; construction of new street, sidewalk, and traffic control devices, landscaping and trees along public rights of way within the Western Redevelopment Area as well as along Chimney Rock and Richmond; removal and upgrading of existing street lights, and construction and improvement of park and recreation facilities. This project was substantially completed in 2003 at a cost of approximately $3.3 million. The Perimeter Fence provided a safety and sound buffer along the peripheral areas of the district. This project was completed in 2005 at a cost of approximately $400,000, a portion of which (South Rice) was financed by contributions from Lamar Terrace PID One.
Zoning – Planned Unit Development (PUD)
Houston City Council on July 21, 1999 approved and adopted plans to organize development within TIRZ 1 through the use of Planned Unit Development Districts. The purpose was to encourage higher quality development on larger tracts of land, including mixed use and public amenities. Planned Unit Development was intended to encourage pedestrian circulation and access from adjoining residential areas to nearby shopping, offices, and recreation facilities. The four zoning designations within Saint George Place are described below:
Residential District (R-1). Buildings within this subdivision are restricted to single-family detached dwellings, including detached patio and courtyard houses. Accessories such as private garages for a minimum of two automobiles, living quarters above the garage, swimming pools, and related structures including gazebos and pavilions are also permitted.
Residences used primarily as a business location are prohibited, except for homebound employment of handicapped persons, self-employed studio professionals, and office facilities for accountants, engineers, lawyers, realtors, and other similar professions. Home owners may not display signage identifying the residence as a business.
Residential (R-PUD). This zone is exclusively residential yet more inclusive than the R-1 designation. Residential Planned Unit Development allows for different types of housing including single-family residences, patio houses, duplexes, and townhouses, which are restricted to a maximum of four units in a row.
Urban (U-PUD). This area is designated exclusively as non-residential. Development may include shopping centers, retail shops, professional and medial offices, gas stations, and recreational facilities.
Neighborhood Commercial (NC-PUD). The Neighborhood Commercial designation lies somewhere between urban and residential. Acceptable structures include a mix of residential, retail, and commercial, as well as churches, schools, multi-story parking garages, and vertically mixed-use structures.
Parking. Parking of motor vehicles within any of the Planned Unit Development Districts is guided by the following regulations:
A minimum of two off-street parking spaces are required per single-family residential unit. A minimum of 1.5 shared spaces are required per each apartment and multi-family dwelling. Commercial properties must comply with the city’s off-street parking ordinance, and no truck exceeding 3/4 ton capacity, bus, recreational vehicle, boat, motor home, or mobile home is permitted to be parked or stored within the front yard. Parking of any vehicle on an unsurfaced area is prohibited.
