Do We Value Our Small Businesses?
Can’t the appearance of downtown Bellaire be improved without spending hundreds of thousands of dollars to drive out our longtime businesses?
We already have everything we need to succeed as a community. A great location, terrific schools and parks. Friendly residents living in quiet neighborhoods with tree-lined streets. A city government that includes our own library, police and fire departments, and a public works department.
There’s a sizable number of eating places and a variety of small businesses, all conveniently located. What more can we ask for, who or what else are we trying to attract? And why would we want to harm established businesses?
My core belief is that it is morally wrong for a local government to plan to drive longtime businesses out of any town, but that’s just what the City of Bellaire seems to be doing.
The city manager has cherry-picked the City’s Comprehensive Plan and the Zoning Code to justify adding a streetscape to a street/drainage project along 5100 and 5200 Spruce and Fifth St by H-E-B. And the Mayor and City Council may acquiesce. I think our city is better than this
Our public works director stated that the cost of the streetscape is an additional $195,000. How he arrived at that figure by January 7th is unknown, since bids for the project are to be opened on January 17th. Is this the best way to spend those bond funds?
The City’s Reasons For The Project
The streets are slated to be reconstructed and new drainage installed, and the appearance of the entire area will be greatly improved.
The business and property owners are in agreement to that portion of the proposed project. Their only objection is the addition of angled public parking and 7 foot wide sidewalks on the City right-of-way.
The most recent plan will narrow the streets to 26 feet total width and hinder or block access to private parking lots.
Imagine your home with no driveway, only a public street for parking.
The design will also create difficulties for deliveries to all the businesses in the area, including H-E-B.
The stated reason for the Spruce/Fifth streetscape portion of the project is to promote redevelopment in the area to attract new businesses that ‘conform’ to the Comprehensive Plan and our zoning ordinances.
This is an excerpt from the January 7th council meeting agenda: “There are seven properties within the limits of the Spruce and Fifth Street Reconstruction Project that do not align with current zoning requirements. No one has enumerated which seven businesses no longer “align” or what those zoning requirements are.
In fact all the businesses on Spruce and Fifth appear to meet current zoning requirements for permitted uses, including Business and professional offices and services, General retail sales and services, and Restaurants and cafeterias.
Among the affected businesses are a restaurant, an auto repair, a beauty salon, a bakery, a day care, a wine and liquor store, and an auto parts business. Most have been serving the community for 20 to 30 years or more and all are valued by the community.
The last update for zoning in this area was in 2014, prior to the construction of H-E-B. At that time City Council approved everything from single family townhouses to mixed-use multi-story apartments and businesses.
A quick drive through the Spruce/Fifth area on a Sunday morning is an eye opener. The public parking in the 5200 block of Cedar and all the private parking lots made available in the area for after-hours parking are filled with H-E-B employee vehicles.
What Will Replace These Businesses?
Using images from the Comprehensive Plan, the city manager and public works director are promoting a Sugar Land look. Upscale shopping area suggestions include Market Street in the Woodlands (situated in the middle of 2 million s/f of shops and businesses), City Centre, Pearland Town Center, and Arrive River Oaks, located at the corner of Kirby and Westheimer.
City Centre covers 9 acres, Pearland Town Center covers acres more and includes a 25 acre lake, and instead of a view of River Oaks our Arrive River Oaks would face the rear of a grocery store and parking garage and a gas station.
Is This Move By The City Necessary?
Here’s the thing. Change occurs in an area if and when a business or developer decides it’s worth making an investment. Land and businesses are acquired through private agreements and eventually a new development is planned or a new business opens.
Bellaire didn’t have to drive out the owners of the strip center that changed hands in the 5200 block of Cedar, or force Earthman’s to put their Dashwood property on the market, where 401 and several other businesses are now located.
Anyone can enter into an agreement to purchase any of the properties in the 5100 or 5200 blocks of Spruce or along Fifth and renovate in the same manner. But once most of the private parking access is limited or blocked the value and use of those properties will be negatively affected for both current and future owners.
Why would any new business owner or developer prefer public parking spaces where anyone can park, when they could have accessible private spaces reserved for a particular business or development, even room for expansion?
Picture the small shops along University Blvd and Rice Blvd in the Village. How could they stay in business without dedicated pull-in parking?
Are There Other Options for the City?
Sure. Reconstruct the streets and add new drainage. Work with the property owners and businesses on some updates, including sidewalks and landscaping. This is from the Comprehensive Plan regarding the downtown businesses:
“Offer mini-grants to existing commercial property and business owners to help finance building facade improvements, enhanced landscaping, or other site upgrades that might not otherwise occur where no construction activities are planned that would trigger compliance with newer development standards”
Working in concert with the land owners, the City can incorporate five foot wide sidewalks without curbs into the private parking lots. (See the image of the Bellaire fire station below.) Landscaping possibilities can be offered. That’s the sort of accommodation or assistance the City can provide to the owners. H-E-B had already planned on sidewalks along Spruce and Fifth, now the City can build them.
Finally there’s the question of fairness. Is it appropriate for a city government to use its power and funds to limit access to a business, to interfere with deliveries and to obstruct or block private parking spaces? All of which will harm the businesses, not help them.
We are supposed to be mindful of a campaign to support our local businesses. Let it begin on Spruce and Fifth Streets.
Residents were unaware that they were voting for this streetscape plan in the 2016 bond issue for streets, drainage, and sidewalks. Find more information on this plan at: https://www.bellairecivicclub.com/spruce-and-fifth-street-neighborhood-meeting-what-will-happen-to-local-businesses/
Email the Mayor and City Council via our City Clerk, Tracy Dutton at email@example.com. Ask her to forward your email to the Council.
Bellaire’s Bonded Debt will be $129 million by the end of FY2019
With interest the debt runs about $180 million. Another bond issue is under discussion for 2019.