Sunnyside – Part of our mission for ‘Our Town’ is to look into what people are dealing with in their neighborhood. Just like other parts of Houston the Sunnyside area has caught the eye of developers. Many older homes are being torn down and replaced. But some say their history is being erased and they are worried builders are not following building codes. KPRC 2′s Rilwan Balogun looks into why this is happening and what to do if you have the same issue in your neighborhood.
Sunnyside is rich in history with roots dating back to 1915.
For many African Americans, this was a great escape for those wanting to escape Jim Crow laws. It would take decades before the community came up with civic clubs. They are similar to HOA’s but they don’t have the power to enforce rules.
One civic club tells KPRC developers know that and aren’t following Sunnyside deed restrictions. As you drive the streets of Sunnyside you’ll find modest homes and sidewalk lined streets.
“Everybody knows everybody. They know your children. These are second and third generation now. They’re in a lot of houses because a lot of our parents and grandparents have passed on,” Dr. Patrica Spikes from Greater Sugar Valley, Blueridge, and Reedwood Civic Club.
Greater Sugar Valley, Blueridge, and Reedwood are some of the neighborhoods making up Sunnyside. Now, older homes are for sale, bringing new problems.
“People coming from all over. Developers are coming over here wanting to put duplexes into the area because it’s fast and quick money,” said Dr. Spikes. “We have no problem with new homes being developed, but we do have a problem with things that are going to grow in the neighborhood.”
Dr. Patricia Spikes says developers are not following a city code stating, “All lots shall be residential lots...one detached single-family dwelling.”
“We’re proud of our area and we want to maintain it. These areas have been declared historical with Texas.”
All across Sunnyside, you’ll find lots of new duplexes under construction. Dr. Spikes took her concerns to the city council in March.
“Our three neighborhoods are historically Black and we have never had an HOA despite what people thought because most of our residents moved here in the 1950 right out of Jim Crow laws that lasted in 1965,” said Dr. Spikes. “We were a forgotten community until today. Today everyone wants our homes and our land. We are coming to you Mayor Whitmire and the city council to please help us in our fight to preserve our community.”
No HOA means the civic club can only issue violation notices.
“We’ve got to figure something out,” said Letitia Plummer, Houston City Council At-large Position 4. “These communities work really, really hard to preserve them and all they have are their deed restrictions.”
Dr. Spikes wants to help find a solution.
“In this computer age it is possible to input and flag violation issues,” said Dr. Spikes.
Councilmember Carolyn Evans-Shabazz is working with the civic club.
“One of the easiest fixes would be a signature line that requires the builders to get the civic club leaders to sign to say that they have talked to them and they are in compliance with deed restrictions. They are best in the position to look at that and make sure it’s being done,” said Council member Carolyn Evans-Shabazz.
Evans-Shabazz’s office holds deed restriction workshops to help educate the community. She says people who suspect a violation should contact the deed restriction hotline or submit a complaint form.
“They should know what is going up in their community,” Evans-Shabazz.
The city’s legal department enforces deed restrictions but only after someone complains. In the council meeting, Houston Mayor John Whitmire agreed that more should be done to help.
“Why don’t we create one of those working groups of 3-4-5 council members. If y’all are willing to work on it we will come back with recommendations,” said Mayor Whitmire.
Movement in the right direction says Dr. Spikes.
“We’re proud of Sunnyside. We’re proud of Blue Ridge, Ridgewood, Sugar Valley, these areas. And a lot of people worked hard to keep these areas up. I just want people to understand that this is not just a area that you just run over and ignore.
Some people are in favor of neighborhood changes
One neighbor we talked with said they like the new construction because it’s cleaning up lots that have been neglected for years.
A developer working in the Sunnyside area told us his project was put on hold and he’s in the middle of a lawsuit with the city.
The City of Houston has more information on deed restrictions in various areas of Houston.
You can fill out this complaint form if you see a violation.
Here are common questions and answers people have about deed restrictions in the Houston area.
Full statement from the city regarding Sunnyside deed restrictions
Here is more information sent to KPRC from Office of Council Member Dr. Carolyn Evans-Shabazz.
Q: How does the permitting process work with civic clubs? Are they supposed to be the gatekeepers of projects and report back to the city attorney or permitting? What’s the disconnect?
A: Currently, there is no formal process for the permitting center to work directly with Civic Clubs. Civic Clubs are not gatekeepers for projects, but Councilwoman Evans-Shabazz encourages residents to be vigilant and aware of their rights, as well as the resources available to address concerns. The City’s legal department enforces deed restrictions, focusing on ensuring compliance with the use, size, and type of structures, among other factors. Enforcement action is initiated based on complaints received, rather than proactive checks.
Q: Is your office aware of any illegal builds that do not meet deed restrictions in Sunnyside?
A: Whenever issues are brought to our attention, we encourage residents to report directly to the City of Houston Legal Department and their HOA/Civic Association, if they haven’t already done so. Our approach is to ensure that all concerns are investigated and addressed in accordance with city regulations and legal standards.
Q: Can you explain the process from permit application to the involvement of the City’s Legal Department?
A: The process is as follows:
- Permit Application: When an applicant applies for a building permit, they are required to affirm that what they are applying to do is not in violation of the community’s deed restrictions.
- Community Awareness and Engagement: Councilwoman Evans-Shabazz encourages community members to stay informed and actively participate in the oversight of their neighborhoods. This proactive stance allows residents to be aware of ongoing and planned projects, ensuring they align with the community’s standards and regulations.
- Deed Restriction Enforcement: The City’s Legal Department becomes involved when there is a potential violation of deed restrictions. Residents who suspect a violation can contact the Deed Restriction Hotline or submit a complaint via the Deed Restriction Complaint Form. The Legal Department, particularly the Neighborhood Services Section, then assesses the situation to determine if a violation has occurred.
- City Legal Department’s Role: If a violation is identified, the Legal Department coordinates with the Permitting Center. This step ensures that all construction activities comply with legal standards and community expectations. Filing an application with false information is illegal, and the city takes such matters seriously.
- Enforcement and Compliance: The Deed Restriction Enforcement Team, part of the City’s Legal Department, acts as the enforcement authority, taking violators to civil court when necessary. While the Legal Department provides explanations and information about the enforcement process, it cannot offer legal advice or opinions to individuals.
Corey Glenn, Public Engagement & Communications Director
Houston City Council District D, Office of Council Member Dr. Carolyn Evans-Shabazz