Ord. 509-615 10-14-02ORDINANCE NO. 509-615
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PEARLAND,
TEXAS, AMENDING ORDINANCE NO. 509, THE LAND USE AND URBAN
DEVELOPMENT ORDINANCE OF THE CITY OF PEARLAND, TEXAS, FOR
THE PURPOSE OF CHANGING THE CLASSIFICATION OF CERTAIN
REAL PROPERTY LOCATION BEING 40 ACRES, LOCATED IN THE F.B.
DRAKE SURVEY, H. T. & B. R.R. COMPANY SURVEY, SECTION 14, A-
509, BRAZORIA COUNTY, TEXAS (APPLICATION NO.
1050)(NORTHEAST CORNER OF HARKEY AND BAILEY ROAD) FROM
CLASSIFICATION SUBURBAN DEVELOPMENT (SD) TO PLANNED UNIT
DEVELOPMENT (PUD) AT THE REQUEST OF PETER BOESCHER,
AGENT FOR KIRBY RUN AND ASSOCIATES, INC., OWNERS,
PROVIDING FOR AN AMENDMENT OF THE LAND USE DISTRICT MAP;
CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN
EFFECTIVE DATE AND OTHER PROVISIONS RELATED TO THE
SUBJECT.
WHEREAS, Peter Boescher, Agent for Kirby Run and Associates, Inc., Owners,
filed on June 21, 2002, an application for amendment pursuant to Section 28 of Ordinance
No. 509, the Land Use and Urban Development Ordinance of the City, for approval of a
change in the land use as provided for in said Section 28, said property being legally
described in the original applications for amendment attached hereto, and made a part
hereof for all purposes, as Exhibit "A"; and
WHEREAS, on the 12'h day of August, 2002, a Joint Public Hearing was held before
the Planning and Zoning Commission and the City Council of the City of Pearland, Texas,
notice being given by publication in the official newspaper of the City, the affidavit of
publication being attached thereto and made a part hereof for all purposes, as Exhibit "B",
said call and notice being in strict conformity with provisions of Section 28.3 and 28.4 of
Ordinance No. 509; and
WHEREAS, on the 10'h day of September, 2002, the Planning and Zoning
Commission of the City submitted its report and recommendation to the City Council
1
ORDINANCE NO. 509-615
regarding the proposed amendment application by, Peter Boescher, Agent for Kirby Run
and Associates, Inc., Owners, whereby the Commission recommended and approved a
change of classification for the property described in Exhibit "A" from its existing
classification of Suburban Development (SD) to Planned Unit Development (PUD); and
WHEREAS, upon receipt of the report from the Planning and Zoning Commission,
the City Council considered this application, and the recommendation of the Planning and
Zoning Commission, at a regular meeting on September 23, 2002, and
WHEREAS, the City Council having fully heard the testimony and argument of all
interested parties, and having been fully advised in the premises, finds that in the case of
the application of Peter Boescher, Agent for Kirby Run and Associates, Inc., Owners,
presented which, in the judgment of the City Council, would justify the approval of said
application, it is therefore,
ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
The following described property located within the corporate City limits of the City
of Pearland, Texas, and presently classified as Suburban Development (SD) to is hereby
for all purposes changed and reclassified as Planned Unit Development (PUD); such
property being more particularly described as:
40 acres, located in the F.B. Drake Survey, H. T. & B. R.R. Company
Survey, Section 14, A-509, Brazoria County, Texas (Northeast corner of
Harkey Road and Bailey Road)
2
ORDINANCE NO. 509-615
The City Council of the City of Pearland finds and determines that the recitations in
the preamble hereof are true and that all necessary prerequisites of law have been
accomplished and that no valid protest of the proposed change has been made. The City
Council further finds and determines that there has been compliance with the mandates
of law in the posting and presentation of this matter to the Planning and Zoning
Commission and to the City Council for consideration and decision.
III.
The City Council of the City of Pearland finds and determines that the amendment
adopted herein promotes the health, safety, and general welfare of the public and is a
proper valid exercise of the City's police powers.
IV.
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is
for any reason held invalid or unconstitutional by any court of competent jurisdiction, such
portion shall be deemed a separate, distinct, and independent provision and such holding
shall not affect the validity of the remaining portions thereof.
V.
All rights and remedies which have accrued in the favor of the City under this
Ordinance and its amendments thereto shall be and are preserved for the benefit of the
City.
VI.
The City Secretary is hereby directed to cause to be prepared an amendment to the
official Land Use District Map of the City, pursuant to the provisions of Section 2 of
3
ORDINANCE NO. 509-615
Ordinance No. 509, and consistent with the approval herein granted for the reclassification
of the herein above described property.
VII.
This Ordinance shall become effective after its passage and approval on second
and final reading.
PASSED, APPROVED, and ADOPTED on First Reading this 23 day of
September ,2002.
(—___)9014Rg fl
TOM REID
MAYOR
ATTEST:
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 14 day
of October 2002.
4
ORDINANCE NO. 509-615
TOM REID
MAYOR
ATTEST:
APPROVED AS TO FORM:
DARRIN COKER
CITY ATTORNEY
CITY OF PEARLAND
ZONE CHANGE APPLICATION
revised 10/20/01
✓ Change in Zoning Classification
from:
#:
Suburban Development to Planned Unit Development
Change in Regulations in Section
Specific Use for: *
Property address: Northeast corner of Harkey Road and Bailey Road (C.R.101)
Lot: NA Block: NA
Subdivision: Unplatted
Metes & Bounds Description:
40 acres out of F.B. Drake Survey, Abstract 509, Pearland,
Brazoria County, Texas (metes and bounds description attached)
(unplatted property only, attach survey)
Tax I.D. number: 76-0563855
Current use of land: Undeveloped
Proposed use of land: Low density residential and neighborhood retail/office service
Record owner's name: Kirby Run Associates, L.P. (Attn: Pierre Nys)
Owner's mailing address. 4719
Backenberry Drive
TX 77546-3138
Friendswood,
Owner's telephone number: 281-992-6299
Agent's name: Vernon G. Henry and Associates, Inc. (Attn: Peter Boecher)
Agent's mailing address: 515 Post Oak Blvd., Suite 204
Houston, TX 77027 •
Agent's telephone number: 713-627-8666
PETITION: As owner/agent, I hereby petition the City for approval of the above described request as provided by the
laws of the State of Texas and Ordinances of the City of Pearland. *On a Specific Use Permit request to allow a
residential use in a business zone (OP, NS, GB), I acknowledge that such use may be incompatible with current and
future uses on properties in my vicinity.
Owner's signature:(!
gent'SiAs gnature: • C�
Fees paid: $ (vt b Q
Date paid: IIea I _D a
l
Received by:
Application
number: 1DSO
City limits
Zone Change Application No. 1050
Kirby Run Associates, L.P.
Vernon Henry & Associates
(SD-PUD)
N
AFFIDAVIT OF PUBLICATION
The Pearland Reporter News
2404 South Park
Pearland, Texas 77581
State of.Texas
Brazoria and Harris Counties
I, Randy Emmons, hereby certify that the notice hereby appended was published
in Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general
circulation in Brazoria, Harris & Galveston Counties, for / issues, as follows:
No. / Date 7 20 L --
No Date 20 -
No. Date - 20 `
No Date 20
No. Date 20
Subscribe and sworn to before me this
20Q%
LAURA A. EMMONS
Notzry Pubt:z Stzte of To:;4; 3
Commission Expires 9-C-02
gn Merv),
President
day of
aura Ann Emmons, Publisher
Notary Public, State of Texas
Public Hearing - Application No. 1050 - 2
Published July 24 & July 31,
2002
NOTICE OF A JOINT
PUBLIC HEARING OF THE
1111
CRY COUNCIL MIME
AND ZONING
ON OF THE
CITY OF PEARLAND,
TEXAS
Notice is hereby given that
on the 12th day Of August,
2002, at 6:30 p.m., the City
Council and Planning and
Zoning Commission of the
City of Peadand, Brazoria,
Harris and Fort Bend
Counties, Texas, will con•
duct a joint public hearing in
the Council Chambers of
city HSl, 3513 Liberty Drive,
Pearlend,';Texas, on the
request of -Vernon G. Henry
and Associates, Inc., agent
for Kirby Run Associates,
L.P., owner, for an amend-
ment to the Land Use and
Urban Development
Ordinance of said City from
Classification Suburban
Deveopment District (SD) to
Planned Unit Develophent
(PUD) on the following •
described property, to wit:
40 acres, located in the F.B.
Drake Survey (H.T. & B.R.R.
Co. Survey, Section 14),-A•
509, Brazoria County, Texas
(Northeast corner of Harkey
Road and Bailey Road (CR
101))
At said hearing all interest$
parries shall have the right
and opportunity to appear
and be heard on the subject.
/s/ Mona Ann Phipps
Development Coordinator
APPLICATION NO. 1050
AFFIDAVIT OF PUBLICATION
The Pearland Reporter News
2404 South Park
Pearland, Texas 77581
State of,Texas
Brazoria and Harris Counties
I, Randy Emmons, hereby certify that the notice hereby appended was published
in Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general
circulation in Brazoria, Harris & Galveston Counties, for / issues, as follows:
No. % Date 7^ 3 / 20.Q...
No. Date 20 -
No. Date 20
No. Date 20
No. Date 20
/721 rniin°,
President
Subscribe and sworn to before me this / day of
200*2-
LAURA A. EMMONS
.otery ��...,.t_.: of Texas
i;,`w,`i.Catmiss:cn Expres 9-g 02
aura Ann Emmons, Publisher
Notary Public, State of Texas
Public Hearing - Application No 1050 - 11
Published Jufr 24 &July 31,
NOTICE OF A JOINT
PUBLIC HEARING OF THE
CITY COUNCIL AND THE -
PLANNING AND ZONING
COMMISSION OF THE
CITY OF PEARLAND,
TEXAS
Notice Is :hereby given _that
on the 12th day 9f August,
2002, at 6:30 p.m-4 the City
Council and Planning and
Zoning Commission of the
City of Pearland, Brazoria,
Harde. and Fort Bend
Coundaa,,Texse, vd con
dlw9 a joint public hearing in
Me Council Chafnbers of.
City Halt 3519 LStelly Drwa,'
Peariand; Texas, on the
request of Vemon•G: Henry and AssociatedClnc.; agent -
for Kirby Run_ Associates,'
L.P„ owner, for -an amend-
ment to the LandUse and
Urban - ; Devfflopment
Ordnance of said:City from
Classification Suburban
Development District (SD) to
Planted Unit- Development
(PUD) on - the following
describedproperty, to wit
40 acres, located In the F.B.
Drake Survey (H.T. & B.R.R.
Co. Survey, Section 14), A-
509, Brazoda County, Texas
(Northeast ®rner of Harkey
Road and Bailey Road (CR
101)) -
At said hearing all interested
parties shall have the right
and opportunity to appear
and be heard on the subject:
le/ Moen Ann Phipps
Development Cobrdnator
APPLICATION NO.1050 ,
September 10, 2002
Honorable Mayor and Council Members
City Hall
Pearland, Texas 77581
Re: RECOMMENDATION TO THE CITY COUNCIL ON ZONE CHANGE
APPLICATION NO. 1050
Request of Peter Boescher of Vernon Henry and Associates, Inc., agent for Kirby Run
Associates, L.P., owners for an amendment to the Land Use and Urban Development Ordinance
from classification Suburban Development District (SD) to Planned Unit District (PUD) on the
following described property, to wit:
40 acres, located in the F.B. Drake Survey, H. T. & B. R.R. Co. survey, Section 14, A-509,
Brazoria Co., TX (Northeast corner of Harkey Road and Bailey Road)
Honorable Mayor and Council Members:
At a regular meeting held on September 9, 2002, immediately following a Joint Public Hearing,
the Planning and Zoning Commission considered the above -mentioned request.
Commissioner Ray Bacon made a motion to forward Zoning Application No. 1050 to City Council
for approval with a second made by Vice -Chairman Russ Selemon.
Motion to approve passed 5 to 0.
This is submitted for your consideration.
Sincerely,
Planning & Zoning Commission
cc: Kirby Run Associates, L.P., 4719 Backenberry Dr, Friendswood, TX 77546.
Peter Boescher, Vernon Henry and Associates, 515 Post Oak, Suite 205
Houston, TX 77027
Page 1 of 1
Kirby Run Management, Inc.
Mayor and Pearland City Council Members
3519 Liberty Drive
Pearland, Texas 77588
4719 Backenberry Drive
Friendswood, TX. 77546-3138
Tel. 281.992.6299
Fax. 281.992.6306
E-mail: pnys@swbell.net
September 14, 2002
REF: Information Relating to the Lawrence Place PUD Application
And First Reading Scheduled for September 23, 2002
Dear Sirs:
Please find attached for your consideration an information brochure that was delivered to all of the
residents of the Ravenwood subdivision, located next to our proposed new subdivision, Lawrence Place. The
information in this brochure addresses the comments and concems expressed before you about our project
at the August 12, 2002 Joint Public Hearing that considered our rezoning application number 1050.
The information in this brochure includes the results of our numerous meetings with Ravenwood
subdivision residents and details the modifications we made to our original PUD rezoning application. These
modifications were made to specifically address the concerns of the Ravenwood residents by placing
additional restrictions on the proposed NSD that are listed after page four in this brochure. In addition, we
have agreed to provide more fencing and privacy landscaping on our property and on the Westem side of the
Harkey Road right of way.
We feel that we have successfully addressed most resident concems as the Planning and Zoning
Commission is recommending approval of our modified rezoning application. In fact, nearby residents
expressed their support of our revised application at the Planning and Zoning Commission hearing on
September 9, 2002.
Respectfully Submitted,
e`t)j-k
President, Kirby Run Management, Inc. GP
Attached: Brochure entitled: "Information submitted (to) the Residents of Ravenwood Subdivision
Conceming Lawrence Place A proposed PUD"
Information Submitted
The Residents
Of
Ravenwood Subdivision
Concerning
Lawrence Place
A Proposed PUD
LAWRENCE PLACE PLANNED UNIT DEVELOPMENT
Supporting Information
Provided below in support of our request for the PUD is the information required by the
Zoning Ordinance, Chapter 19 - Planned Unit Development, Section 19.4 — Outline of
Procedure, II.C. (1) Written Documents.
(a) [Provide] a legal description of the total site proposed for development,
including a statement of present and proposed ownership and present and
proposed zoning.
The subject property is 40 acres out of the F.B. Drake Survey, Abstract 509, Brazoria
County, Texas, located at the northeast corner of Harkey Road and Bailey Road (County
Road 101). The property has never been platted and the current property lines extend to
the centerlines of both roads. As shown on the site plan, the property includes two
pipeline easements located near but not immediately adjacent to the north and east
boundari es.
The present owner is Kirby Run Associates, L.P. The proposed owner and developer will
be Lawrence Place, L.P. with Kirby Run Management, Inc. as the General Partner and
Mr. Pierre Nys, President.
The present zoning is SD — Suburban Development. Proposed zoning is PUD — Planned
Unit Development with low density residential based on the R-1, Single Family Dwelling
District and limited neighborhood retail/office services based on the Neighborhood
Services (NS) Zoning District. The NS District is the most restrictive retail zoning
district in the City of Pearland.
-1-
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
(b) [Provide] a statement of planning objectives to be achieved by the PUD through
the particular approach proposed by the applicant. This statement should
include a description of the character of the proposed development and the
rationale behind the assumptions made by the applicant.
The proposed PUD will achieve two principle planning objectives. First, the PUD will
meet the purpose of the R-1 District as stated in the Land Use and Development
Ordinance and directly quoted below:
"The R-1 Dwelling District is intended to permit the low density development of
detached single. family dwelling units and appropriate desirable open space. This
district may be combined with the PUD, Planned Unit Development District, to
provide for grouping of dwelling units to achieve larger open spaces and
community recreational areas."
Although proposed lot widths will be reduced from the R-1 standard of 80 feet to 65-75
feet, the average lot size as shown on the site plan will be greater than 10,000 square feet,
which is significantly larger than the required minimum lot size of 8,800 square feet in
the R-1 District. The second objective is to achieve compliance with the City's
Comprehensive Plan, namely, the Land Use Plan and two land use initiatives discussed
within the text of the Plan. The Land Use Plan calls for the Harkey/Bailey intersection to
be a major retail node with adjacent lands used for low density residential. The two
relevant initiatives are as follows:
• Provide swell -defined residential neighborhoods with centrally located parks
• Concentrate local retail, offices and services into nodes centered at the
intersections of major thoroughfares, instead of continuous commercial strips.
The character of the residential neighborhood will be one of spaciousness created by:
1. Landscaped open spaces at subdivision entrances off Harkey and Bailey Roads
2. A central park and pond that will not only be attractive but also highly visible and
accessible.
3. An average lot depth of 125 feet to create larger backyards
The compatibility and quality of the retail/office reserve will be enhanced by:
1. Its limited size of 5 acres despite being at the intersection of a designated major
retail node intended to have as much as 50 acres of retail, office and service uses
2. Installation of a three -rail fence and landscaping along Harkey Road to
complement the existing rail fence west of Harkey along the perimeter of
Ravenwood Estates
3. Exclusion of selected uses normally allowed in the Neighborhood Services
Zoning District such as convenience stores, car washes, and gasoline service
stations.
-2-
(c) [Provide] a development schedule indicating the approximate date when
construction of the PUD or stages of the PUD can be expected to begin and be
completed.
Construction of the entire residential portion of the PUD would begin this Fall following
plat approval. Streets and utilities should be completed by early 2003 with home
construction commencing shortly thereafter. New homes would begin to come onto the
market by midsummer 2003 and continuing through the remainder of the year. Perimeter
screening including the fences along Harkey and Bailey Roads and the masonry wall
between the residential area and the retail/office area will be constructed as part of the
residential development. The retail/office portion of the PUD would be held in reserve
for future development.
(d) [Provide] a statement of the applicant's intentions with regard to the future
selling or leasing of all or portions of the PUD, such as land areas, dwelling
units, etc.
All residential lots will be sold to one or more area homebuilders and then resold to
homebuyers. Provisions will be made to establish a residential property owners
association to own, manage, and maintain all open space, park improvements,
landscaping, and drainage facilities used in common by residents of the development.
The central park will be private.
With regard to the retail/office acreage, the applicant may sell all or portions of the tract
to end users or may build to suit and lease the building(s). In either case, site
development, specifically including ingress and egress, will comply with the City of
Pearland Engineering Design Criteria Manual and the area requirements for the
Neighborhood Services Zoning District. Also of influence will be private deed
restrictions or other protective covenants.
-3-
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
r
(e) [Provide] quantitative data_ for the, following: total number and type of dwelling
units; proposed lot coverage of buildings and structures; approximate gross
and net residential densities; total amount of open space (including a separate
.figure for usable open space); total amount of nonresidential construction
(including a separate .figure for commercial or institutional facilities);
economic feasibility studies or market analysis where necessary; and other
studies as required by the review authority.
As shown on the preliminary site plan, 72 single-family detached residential lots are
proposed with an approximate 50/50 mix of two minimum lot sizes — 65' x 125' (8,125
square feet) and 75' x 125' (9,375 square feet). Proposed maximum lot coverage is 60%
pursuant to the R-1 District. As noted earlier, the gross residential acreage is
approximately 31.8 acres and excludes required rights -of -way for Harkey and Bailey
Roads totaling 3.3 acres. Thus, the gross residential density is less than 2.3 dwelling
units per acre. Residential density net of existing pipeline easements (2.8 acres) and
required detention (3.9 acres) is less than 2.9 units per acre. (The maximum density
allowed in a R-1 PUD is four units per acre.) The total amount of open space within the
residential area is 9.5 acres. Usable open space net of required detention areas and
drainage easements is about 4.9 acres.
Kirby Run Associates, L.P., employed American Metro/Study Corporation to prepare a
Demographic and Single Family Housing Market Study for the Target Market Area
(TMA) that includes the cities of Pearland, Manvel, and Alvin. The study was completed
in January. 2002. Also, a preliminary Traffic Impact Analysis (TIA) has been prepared by
Klotz Associates. Copies of both reports have been included with the P.U.D. application.
-4-
LAWRENCE PLACE PLANNED UNIT DEVELOPMENT
Description & Regulations
Location: Northeast corner of Harkey Road and Bailey Road
Acreage:
Residential District:
31.8 acres single family residential district
4.9 acres neighborhood service (retail/office) district
3.3 acres major thoroughfare right-of-way (Harkey
and Bailey Roads)
40.0 Total Acres
As delineated on the preliminary site plan, shall be
regulated in accordance with the R-1 zoning district and
the R-1 PUD regulations of the Land Use and Urban
Development Code. No minimum lot size or width is
specified; maximum density is no more than four units
per acre.
Neighborhood Service District: As delineated on the preliminary site plan, shall be
regulated in accordance with the Neighborhood Service
(NS) zoning district of the Land Use and Urban.
Development Code, except that the following uses are
prohibited:
1. Amusement, commercial (outdoor/indoor)
2. Auto car wash
3. Gasoline service station
4. Unscheduled/new automobile uses
5. Convenience store
6. Repair of appliances, televisions. radios and similar
equipment
7. Variety store
8. Laboratory, scientific or research
These are examples
Of the Type & Style
of
Commercial Properties
Intended for
The Lawrence Place
Neighborhood Services District (NSD)
NM ewer taiL, Anti
CZUNIIIIIIMP
Aimirieleta2. „ *. .1 ._
.,,
A. 441,..._.
.. .,,
v. ___
,......„,„„,„
SHARONDALE
(UNRECORDED)
RAVENWOOD ESTATES
SECTION ONE
THIS PLW ET AN MISTS COW:EPRON AND IS PROVIDED
FOR GENERAL INPORMATRTN PURPOSES ONLY.
L___
RAZA DRIVE
(0 RQR.)
CAS •CON AC6E9
SECTION TWO
I I I i I if
L- I--H o I---�--4--4---1------4--4--J
L 1 ma I I I I
NEIGHBORHOOD SERVICES DISTRICT
4.9 ACRES
raFi+v 0in A0 oaw �101
01(001E E0111BIf
1
0
Iri
LL
W
L.
0
U°
W 5Q
CL
W D
CC lc°
5
T
NORTH
C0 0.„r ■I J
�,)ae C - NYR PPARA
FRE: COL SITE RIAN
DRAMS, DIAL��
// atE: ae-E,-ae
1 1 1 1 1 1 1 1 1 1
• •
i r • r r 1 r r e r 1
mmm�
m-u-uo aiw
VC A9 NMVr0
NV S 3L0 103 ,341
3d BAN 3000901'."
C1I I
mL-a,3MJB"WOW \
CI
OM OM
09 0
J
NINON
4
m
111 y � z
cm
$ 7)
om
cam
30.410 0.8[01a
I I I I I I I!
0m1. NOLLOIM
WIDV 1400-SY3
(0909(DS10J0 )
NOISIAICIWIS
33V1010O1/101
AINO 63304111/1 NOLLVB11403111 TRBN30 1/103
0301AO11d SI OW NOW30N00 31811M MV 81 NV1d 31H1
I I I
I I I
I I I
I I I
L J L_
l \
1
Ol 'N'O) OVOH a-tr,
wainAma
WM AV IVA we009i1VI
63tl3V 6
1O1111SIO S301A1d36 OOOHHO8HOI3N
I I
II
IL
L1 2 = BBp93MF0 _ I
I I
I 1 I
— J
M'ON nl
3Ntl0 V2rU
HOLMES
091v1s9 009d11ojv9
v. or)
1®OUOO99Nf1)
31VQNONVHS
TIM
AMR
MIMI
IMI
MIN
8/29/02
FROM: Oak Bend Builders, Inc.
908 Town & Country Blvd #120
Houston, Texas 77024
Office# 713-973-2617
TO Pearland City Council
And Pearland Planning & Zoning Commission
3 519 Liberty Drive
Pearland, Texas 77588
REF: Re -Zoning Application Number 1.050: Lawrence Place PUD
Dear Sirs:
As a custom home builder in the Ravenwood Estates neighborhood, directly
across Harkey Road from the proposed Lawrence Place PUD, I am
expressing my aapproval of Mr. Nys proposed development.
Mr. Nys has done an excellent job of formatting his proposal and presenting
it to the residents of Ravenwood Estates, including pictures of possible
designs of the future Neighborhood Services corner. He has also assured us
that no gas station or convenience store will be erected on that corner.
Not only has this allayed my initial concern, it has pleased me greatly to
know a David Powers neighborhood will be across the street I like knowing
what is going to happen rather than wondering and waiting. Having David
Powers homes nearby will, I believe, help my sales, as some of the people
looking at David Powers homes may want a larger lot and come across the
street to Oak Bend Builders.
Having a community pool in Lawrence Place is also a plus, as Mr. Nys has
expressed the probable opening of memberships to the pool to the
Ravenwood Estates residents. I think this is an excellent idea and a positive
enhancement for Ravenwood Estates.
Our custom home buyers currently under contract are also in favor of
proceeding with the Lawrence Place development. David Powers reputation
as a quality builder is widely known, and we are all hoping for approval of
the re -zoning and rapid development of Lawrence Place.
Sincerely,
Betsy Scofield, President
lINO
August 30, 2002
Pearland City Council
Pearland Planning and Zoning Commission
3519 Liberty Drive
Pearland, Texas 77588
.. RE: Re -Zoning Application No. 1050:Lawrence Place PUD
Dear Sirs:
As a future homeowner in Ravenwood Estates, I am in favor of the development
of Lawrence Place PUD. I am currently building a home in Ravenwood Estates and
would very much like to have a development such as the one described in the
presentation prepared by Mr. Nys in our neighborhood.
The plans for the commercial site have great curb appeal, and is am very pleased
that David Powers will be the builder in Lawrence Place PUD.
Sincerely,
Sari LaGrone
Cc: Kirby Run Management, Inc,
4719 Backenberry Drive
Friendswood, Texas 77546-313S
OM
el
,.
MIN
41111
4111
IIB
August 29, 2002
Mr. Pierre Nye
Kirby Run Management, Inc.
4719 Backenberry Drive
Friendswood, Texas 77546-3138
Dear Sir,
This will acknowledge our recent meeting concerning your Lav-rence Place
Development. We the undersigned appreciate the time you spent with us to
explain your plans. We also appreciate the interest you expressed in our
concerns, and the actions that you propose to address them. We look forward
to hearing more as your project develops.
Sincerely,
Bill & Kathy Wiehe
4033 Ravenwood Ct.
Pearland, Texas 77584
41111
r
August 29, 2002
Mr. Pierre Nye
Kirby Run Management, Inc.
4719 Backenberry Drive
Friendswood, Texas 77546-3138
Dear Sir,
This will acknowledge our recent meeting concerning your Lawrence Place
Development. We the undersigned appreciate the time you spent with us to
explain your plans. We also appreciate the interest you expressed in our
concerns, and the actions that you propose to address them. We look forward
to hearing more as your project develops.
Sincerely,
am, 7LN
Lewis & Wanita Mitchell
4041 Ravenwood Ct.
Pearland, Texas 77584
September 3, 2002
Mayor Tom Reid and City Council
Planning and Zoning Commission
City of Pearland, Texas
3523 Liberty Drive
Pearland, Texas 77588
Re: Lawrence Place
40 Acres at Harkey and Bailey Roads
Pearland, Texas
Dear Mayor, Council Members, and Commissioners:
Enclosed is our revised application on behalf of Kirby Run Associates, L.P. for a Planned
Unit Development (PUD) at the northeast corner of the Harkey/Bailey intersection. This
re -submittal follows a number of meetings and phone conferences with residents in
Ravenwood Estates in order to address their concerns. Revisions have been made to the
enclosed PUD description to prohibit certain uses such as service stations and
convenience stores. As previously proposed, the 40-acre PUD will include the following
components:
• 31.8 acres residential use based on the low density R-1 Zoning District with an
average lot size greater than 10,000 square feet (The required minimum lot size
in the R-1 District is 8,800 square feet.)
• 4.9 acres retail/office use based on the Neighborhood Service Zoning District,
which is Pearland's most restrictive retail district
• 3.3 acres to widen the rights -of -way for Bailey and Harkey Roads
Our revised application includes the following items:
1. Completed application form
2. Metes and bounds description of the property
3. Revised Lawrence Place PUD description
4. Revised Preliminary site plan
5. Revised supporting information required by the Land Use and Urban
Development Ordinance that includes a statement of planning objectives,
proposed development schedule, and other quantitative data
6. Market study
Vice Presidents: Mary Lou Henry, F.A.I.C.P. Michael L. Ilse, A.S.L.A. Stan Winter, A.I.C.P.
515 Post Oak Blvd., Suite 205, Houston, Texas 77027 (713) 627-8666 Fax: (713) 627-7666
As previously noted, should our PUD application be approved, we will be requesting a
variance during the platting process to allow use of an interim lift station pump in our
storm water detention facilities. Without the pump, a disproportionate amount of acreage
would be required for on -site detention. As noted in the enclosed supporting information,
our residential density is already less than three dwelling units per acre. (Pursuant to
your Land Use and Development Ordinance, PUD's based on the R-1 Zoning District can
1.1 have a density of up to four units per acre.)
011
lib
•
•
Ook
•
1
Thank you for your time and reconsideration of our request for a Planned Unit
Development.
Sincerely,
eft
Peter S. Boecher, AICP, ASLA
Senior Planner
PSB/bp
enclosures
-2-
r
•
0'
0'
r
0'
LAWRENCE PLACE PLANNED UNIT DEVELOPMENT
Description & Regulations
•
Oh
Ph
Oh
Location: Northeast corner of Harkey Road and Bailey Road
Ph
Ph Acreage: 31.8 acres single family residential district
Ph 4.9 acres neighborhood service (retail/office) district
3.3 acres major thoroughfare right-of-way (Harkey
and Bailey Roads)
40.0 Total Acres
Ph
Residential District: As delineated on the preliminary site plan, shall be
regulated in accordance with the R-1 zoning district and
the R-1 PUD regulations of the Land Use and Urban
Development Code. No minimum lot size or width is
specified; maximum density is no more than four units
per acre.
Neighborhood Service District: As delineated on the preliminary site plan, shall be
regulated in accordance with the Neighborhood Service
(NS) zoning district of the Land Use and Urban
Development Code, except that the following uses are
Oh prohibited:
1. Amusement, commercial (outdoor/indoor)
2. Auto car wash
3. Gasoline service station
4. Unscheduled/new automobile uses
O, 5. Convenience store
6. Repair of appliances, televisions, radios and similar
equipment
0' 7. Variety store
8. Laboratory, scientific or research
Oh
Oh
Oh
Ph
•
0'
0'
Oh
0'
LAWRENCE PLACE PLANNED UNIT DEVELOPMENT
Supporting Information
Provided below in support of our request for the PUD is the information required by the
Zoning Ordinance, Chapter 19 - Planned Unit Development, Section 19.4 — Outline of
Procedure, II.C. (1) Written Documents.
(a) [Provide] a legal description of the total site proposed for development,
including a statement of present and proposed ownership and present and
proposed zoning.
The subject property is 40 acres out of the F.B. Drake Survey, Abstract 509, Brazoria
County, Texas, located at the northeast corner of Harkey Road and Bailey Road (County
Road 101). The property has never been platted and the current property lines extend to
the centerlines of both roads. As shown on the site plan, the property includes two
pipeline easements located near but not immediately adjacent to the north and east
boundaries.
The present owner is Kirby Run Associates, L.P. The proposed owner and developer will
be Lawrence Place, L.P. with Kirby Run Management, Inc. as the General Partner and
Mr. Pierre Nys, President.
The present zoning is SD — Suburban Development. Proposed zoning is PUD — Planned
Unit Development with low density residential based on the R-1, Single Family Dwelling
District and limited neighborhood retail/office services based on the Neighborhood
Services (NS) Zoning District. The NS District is the most restrictive retail zoning
district in the City of Pearland.
-1-
•
al
i
(b) [Provide] a statement of planning objectives to be achieved by the PUD through
the particular approach proposed by the applicant This statement should
a include a description of the character of the proposed development and the
rationale behind the assumptions made by the applicant
The proposed PUD will achieve two principle planning objectives. First, the PUD will
meet the purpose of the R-1 District as stated in the Land Use and Development
Ordinance and directly quoted below:
"The R-1 Dwelling District is intended to permit the low density development of
detached single family dwelling units and appropriate desirable open space. This
111
district may be combined with the PUD, Planned Unit Development District, to
provide for grouping of dwelling units to achieve larger open spaces and
/1 community recreational areas."
•, Although proposed lot widths will be reduced from the R-1 standard of 80 feet to 65-75
feet, the average lot size as shown on the site plan will be greater than 10,000 square feet,
which is significantly larger than the required minimum lot size of 8,800 square feet in
the R-1 District. The second objective is to achieve compliance with the City's
Comprehensive Plan, namely, the Land Use Plan and two land use initiatives discussed
within the text of the Plan. The Land Use Plan calls for the Harkey/Bailey intersection to
be a major retail node with adjacent lands used for low density residential (i.e. R-E, R-1
or R-2). The two relevant initiatives are as follows:
• Provide well-defined residential neighborhoods with centrally located parks
• Concentrate local retail, offices and services into nodes centered at the
intersections of major thoroughfares, instead of continuous commercial strips.
The character of the residential neighborhood will be one of spaciousness created by:
1. Landscaped open spaces at subdivision entrances off Harkey and Bailey Roads
2. A central park and pond that will not only be attractive but also highly visible and
accessible.
3. An average lot depth of 125 feet to create larger backyards
The compatibility and quality of the retail/office reserve will be enhanced by:
1. Its limited size of 5 acres despite being at the intersection of a designated major
retail node intended to have as much as 50 acres of retail, office and service uses
2. Installation of a three -rail fence and landscaping along Harkey Road to
complement the existing rail fence west of Harkey along the perimeter of
Ravenwood Estates
3. Exclusion of selected uses normally allowed in the Neighborhood Services
Zoning District such as convenience stores, car washes, and gasoline service
stations.
Oh
-2-
(c) [Provide] a development schedule indicating the approximate date when
construction of the PUD or stages of the PUD can be expected to begin and be
completed.
Construction of the entire residential portion of the PUD would begin this Fall following
plat approval. Streets and utilities should be completed by early 2003 with home
construction commencing shortly thereafter. New homes would begin to come onto the
market by midsummer 2003 and continuing through the remainder of the year. Perimeter
screening including the fences along Harkey and Bailey Roads and the masonry wall
between the residential area and the retaiUoffice area will be constructed as part of the
residential development. The retaiUoffice portion of the PUD would be held in reserve
for future development.
(d) [Provide] a statement of the applicant's intentions with regard to the future
selling or leasing of all or portions of the PUD, such as land areas, dwelling
units, etc.
All residential lots will be sold to one or more area homebuilders and then resold to
homebuyers. Provisions will be made to establish a residential property owners
association to own, manage, and maintain all open space, park improvements,
landscaping, and drainage facilities used in common by residents of the development.
The central park will be private.
With regard to the retaiUoffice acreage, the applicant may sell all or portions of the tract
to end users or may build to suit and lease the building(s). In either case, site
development, specifically including ingress and egress, will comply with the City of
Pearland Engineering Design Criteria Manual and the area requirements for the
Neighborhood Services Zoning District. Also of influence will be private deed
restrictions or other protective covenants.
-3-
r
p
•
14
(e) [Provide] quantitative data for the following: total number and type of dwelling
units; proposed lot coverage of buildings and structures; approximate gross
and net residential densities; total amount of open space (including a separate
figure for usable open space); total amount of nonresidential construction
(including a separate figure for commercial or institutional facilities);
economic feasibility studies or market analysis where necessary; and other
studies as required by the review authority.
As shown on the preliminary site plan, 72 single-family detached residential lots are
proposed with an approximate 50/50 mix of two minimum lot sizes — 65' x 125' (8,125
square feet) and 75' x 125' (9,375 square feet). Proposed maximum lot coverage is 60%
pursuant to the R-1 District. As noted earlier, the gross residential acreage is
approximately 31.8 acres and excludes required rights -of -way for Harkey and Bailey
Roads totaling 3.3 acres. Thus, the gross residential density is less than 2.3 dwelling
units per acre. Residential density net of existing pipeline easements (2.8 acres) and
required detention (3.9 acres) is less than 2.9 units per acre. (The maximum density
allowed in a R-1 PUD is four units per acre.) The total amount of open space within the
• residential area is 9.5 acres. Usable open space net of required detention areas and
drainage easements is about 4.9 acres.
Kirby Run Associates, L.P., employed American Metro/Study Corporation to prepare a
Demographic and Single Family Housing Market Study for the Target Market Area
(TMA) that includes the cities of Pearland, Manvel, and Alvin. The study was completed
in January 2002. Also, a preliminary Traffic Impact Analysis (TIA) has been prepared by
Klotz Associates. Copies of both reports have been included with the P.U.D. application.
dik
r" . t7 1
CITY OF PEARLAND
ZONE CHANGE APPLICATION
revised 10/20/01
✓ Change In Zoning Classification from: Suburban Develppient to Planned Ugit Development
Change in Regulations in Section #:
Specific Use for. ' ,
Property address: Northeast corner of Harkey Road and Bailey Road (C.R.101)
Lot: NA
Block: NA
Subdivision: Unplatted
Metes & Bounds Description: 40 acres out of F,B. Drake Survey, Abstract 509, Pearland,
(unplatted property only, attach survey) Brazoria County, Texas (metes and bounds description attached)
Tax I.D. number: 76-0563855
Current use of land: Undeveloped
Proposed use of land: Low density residential and neighborhood retail/office service
Record owner's name: Kirby Run Associates, L.P. (Attn: Pierre Nys)
Owner's mailing address: 4719 Backenbcrry Drive
Friendswood, TX 77546-3138
Owner's telephone number: 281-992-6299
Agent's name: Vernon G. Henry and Associates, Inc. (Attn: Peter Boecher)
Agent's mailing address: 515 Post Oak Blvd,, Suite 204
Houston, TX 77027
Agent's telephone number: 713-627-8666
PETITION: As owner/agent, I hereby petition the City for approval of the above described request as provided by the
Taws of the State of Texee and Ordinances of the City of Pearland. 'On a Specific Use Permit request to allow a
residential use In ■ business zone (OP, NS, GB), I acknowledge that such use may be incompatible with current and
future uses on properties in my vicinity.
Owner's signature:
gent's Signature: a
A.
Fees paid: $
LEO.'
Received by:
Date paid:
(,-ar-off
Application number.
106
Commitment No. 44-901-AO 681
i.. 1 a... .,,; 1 1 !y
Page
DESCRIPTION
Being a tract containing 40.0000 acres (1,742,400 square feet) of land lccated in the
F.B. Drake Survey (B.T. & 9. R.R. Co. Survey, Section 14) Abstract No. 509 Brazoria
County, Texas, and being the same tract conveyed to John F. Trouadale and Carolyn
Wengler in an instrument recorded under County's File No. 88555 798 of the Official
Records of 3razoria County, Texas and is more particularly described by metes and
bounds 43 follows:
BEGINNING at a P.K. Nail set in asphalt at the occupied and recognized southwest
ce net of :ha said Drake Survey, anme being the incersecticn of the centerline of
County Road No. 101 (Bailey_ Street) , based on a width of 60 feet, with feet cencerli ne
cf.County Road :02 (Berkey Road), alec cased on a width of 60 feet;
THENCE Ncr:h OC deg 02 min. 13 sec. West alcnc the centerline a: said Ccuncy Road
103, same beine the east lire cf a 40.0345 acre tract conveyed to R. West Cevelcpment
as per an instrument recorded under County Clerk's File No. 96-045662the
- cf the Official
Records cf Brazcria County, Texas, a distance of 1320.00 feet to a P.K. nail se: for
the n_ rchwest cC —er cf the herein described tract;
TH. NCE North 89 deb. 55 min. 29 sec. East, along and with _ :z Wort.. line
= c :e said
40.000C acre tract, same being the south line of Cas Cor. Acres, Section Two (2), a
suhdivisicn per mac _- plat cherecf, reccrde'a in Vciume IS, Pace 209 of :he Map
Records cf Bra=..__a Ccun_ i, Texas, a distance of 1320. CC fee: to a _ _n_.- cd
aet for :he ^.cr_neas: co ..
corner c: the _rein described tract, - --cr.
INCE Scut.. CC deb 02 min. 13 Sec. Eas: along east line cf : ne Here__. descr b
`race, samebeing_na east __na cf a cal_ad 40 acre tract new f ^ _1 - ec
Richard - c: nee-. co+:==c' by
a- M. Hari isc._ as per n -net_ ume n_ _ __..-deo' in Volume 965, Pace y 8 92th
Rv .. .... ; .. cf the Deed
eccrds Bra:,. -_a CC._.. y, Te. as, a diet_nce o_ 1320.00 , �' '"= 'tee_ to a _ . X. -a. set
the cal ---, :re cfsaid County Road 101 for the ^sc:.t eeasteherein-
_escr_hed ,._act , c cf -
THENCE Scut. 89 deb 55 min. 29 sec. Hest, a1.,nc _ ne said centerline c= laid County
Road :01, a distance cf 1320.0C feet tc . ne PACE CF BEGINNING, .._..tai ni- 40.
acres (1,742,4 _ _ - �� - GOCC
C0 square feed) of :and, more or less, and being cr.E same property
:cnveyed under Bra:___a County Clerk's ___e No. 97235593.
NCTE: T:::s Com.any does no: _epresen: tha: :he a. cve actaage or :are fcc:age
ca;c.:_'ators are c,._recr.
•
IPA
DEMOGRAPHIC AND
+� SINGLE FAMILY HOUSING
,' MARKET REPORT
• • •
TARGET MARKET AREA
PEARLAND, MANVEL, & AL VIN
Brazoria County, Texas
0
r
Prepared for:
Kirby Run Associates
January 29, 2002
•
American
METRO/STUDY
•
Corporation
01
Prepared for Kirby Run Associates LP
Contents
SUMMARY 3
A. INTRODUCTION 3
Purpose and Methodology 3
Target Market Area (TMA) Map 3
B. TARGET MARKET AREA ANALYSIS 3
Demographics 4
New Single Family Market 4
C. SUPPORTING TABLES AND CHARTS 7
/h Demographic Trends 7
111 Single -Family Housing Starts 10
Vacant Developed Lots (VDL) 11
Ph Lot Delivery and Absorption 12
Distribution of Starts and Vacant Developed Lots by Home Price 13
Distribution of Starts and Vacant Developed Lots by Lot Width 15
�► Top Subdivisions and Communities 17
Future Lot Inventory 18
Ph
Lot Price Comparables 20
Ph
Ph
Ph
P h
Ph
Ph
Ph
111
1111
Ph
P h
Ph
Ph
Pi
PI
Oh
Oh American METRO/STUDY Corporation Page - 2 of 22
Oh
Prepared for Kirby Run Associates LP
Summary
A. Introduction
Purpose and Methodology
This report will address demographic and new -home market trends in the
Target Market Area (TMA) surrounding the cities of Pearland, Manvel,
and Alvin located in northern Brazoria County, Texas. This section will
summarize conditions in the Target Market Area (see map below), which
is followed by a series of supporting tables and charts.
The new -home market is monitored on a quarterly basis by the
Metro/Study single family housing survey, which involves an onsite audit
of every new -home subdivision in the Greater Houston area. All single
family housing information presented in this report comes from this
survey, unless otherwise noted. For demographic figures, Metro/Study
uses Claritas, a national demographic firm. Population estimates reflect
results from the 2000 Census, but household figures (number, size,
income) are based on other research models used by Claritas.
Target Market Area (7'MA) Map
B. Target Market Area Analysis
The Target Market Area (TMA) encompasses the area defined by the
Brazoria County line on the west, north, and east, by Highway 288 to the
west, and extending south beyond the city of Alvin. The following
American METRO/STUDY Corporation
Page - 3 of 22
1111,..,11
Prepared for Kirby Run Associates LP
summarizes demographic and single family trends in the Target Market
Area.
Demographics
• The population and household estimates (by Claritas) indicate that the
TMA is a heavily populated and growing region. As of 2001, there are
107,526 people in 38,435 households. There are 14,101 more
households now than in 1990, representing total growth of 58%.
• Households within the TMA earn incomes lower than households
across the greater Houston metropolitan area. The TMA's median
•
household income for 2001 is estimated to be $52,767, and average
household income is estimated to be $61,623. The average household
�► income in the Metropolitan Houston area is $76,246. Even though
incomes are lower in the TMA than overall Houston, the majority of
households would still be considered "qualified" to buy a new home.
0
An estimated 62% of households earn $40,000 or more per year,
generally considered the minimum income required for a new -home
• purchase in the area.
•
New Single Family Market
• Accounting for 5.6% of the Houston market, the TMA annual housing
starts rate is currently 1,660 units, representing a 20% increase from
one year ago. Silverlake, which has been the predominant new home
community in the TMA, started 416 homes in 2001. Over the last five
Oh
years, Silverlake has accounted for 38% of all starts in the TMA.
Silverlake's share is down to 25% in 2001, however, as the community
0 will be building out later this year. Even though Silverlake is on the
decline, TMA starts have continued to grow, demonstrating the
strength of the market. There is also a new master planned community
• prepared to enter the market this year. Shadow Creek Ranch is a
3,400-acre development located on the west side of Highway 288 at
•• McHard Road. This Collins Brothers development is in position to
replace the demand being vacated by Silverlake.
• During the two years from 4Q98 to 4Q00, strong development activity
�► helped the number of vacant developed lots (VDL) in the TMA grow
from 1,218 to 2,371. This represents a net increase of 1,153 vacant
lots, or a 95% increase in only two years. This new capacity, however,
was quickly swallowed up because of strong demand for homes and
lots. As of 4Q01, the number of vacant lots is down 27% from one
year ago to 1,740. Over this same time period, the supply of lots has
dropped from 21 months to only 13 months. Metro/Study considers a
4111, American ML1RO/S7'UDYCorporation Page - 4 of 22
Prepared for Kirby Run Associates LP
24 to 30-month supply of vacant developed lots to indicate a market in
"equilibrium", so this area of Houston has not been adequately
supplied with lots for many years.
• Annual starts on homes priced in the $125,000-$300,000 range
represent 1,457 annual starts or 88% of all starts in the TMA. Annual
starts in the $150,000 to $175,000 and $175,000 to $225,000 ranges
account for 23% and 33% of annual starts, respectively, and also
represent the two largest shares of new -home starts in the TMA.
Concerning supply by home price range, the VDL months of supply is
low (below 18 months) in every Metro/Study home -price category
between $100,000 and $500,000. This means that there appears to be
opportunity for development in a variety of home price segments.
• Metro/Study examines construction and development activity for
various lot sizes because the size of the lot is the most important factor
determining the size and price of a new home. Annual starts on homes
with lots measuring from 55' to 79' represent 1,514 annual starts or
91% of all starts in the TMA. Annual starts on lots from 60' to 64'
and from 70' to 79' account for 43% and 29% of annual starts,
respectively, the two most active lot sizes in the TMA. Concerning
supply, all lot sizes below 90' in width appear to have potential for
development. Subdivisions with lots that are 90' or larger appear to be
the only segment where there is an oversupply.
• The top 20 subdivisions, ranging in price from approximately
$100,000 to the low $300,000's, all started at least 30 homes in the
past twelve months. These top subdivisions account for 78% of all
starts activity in the TMA. Some of these subdivisions are part of a
larger community, or master planned community. The top
communities in the TMA are Silverlake (416 annual starts), Sunrise
Lakes (146 annual starts), and Country Place (134 annual starts).
• A total of 4,810 undeveloped lots have received either preliminary or
final approval in the TMA. It should be noted that just because a plat
is approved, it does not mean that these lots are actually under
development. Delivery of lots will depend on the type of lot, the
supply and demand for the lot type, and whether the lots are for brand
new communities or "add-ons" to existing communities. The 4,810
future lots represent an additional 35 months supply of lots for the
TMA, based on 2001 annual lot absorption rates. This is a significant
amount of new planning, which is good for this area of town which is
so short on supply. The developments with the most future lots are
Shadow Creek Ranch (799 lots), Links at Highland Glen (770 lots),
Rodeo Palms (487 lots), and Savannah (372 lots). These figures do
not necessarily reflect the total yield for each development.
American METRO/STUDY Corporation Page - 5 of 22
1 1 1111111111111111
Prepared for Kirby Run Associates LP
• In summary, housing trends in the Target Market Area reflect the
strength of the overall Houston region. Builders are scrambling for the
quality lots in the area, and continued development in a variety of lot
sizes to accommodate a wide range of home prices is needed.
American METRO/S7'UDY Corporation
Page -6of22
Prepared for Kirby Run Associates LP
C. Supporting Tables and Charts
Demographic Trends
Target Market Area
Population and Household Trends
1980, 1990, and 2001 Estimate
Avg. Annual
Year Number Net Change Growth
Population
1980 55,040
1990 70,417 15,377
2001 107,526 37,109
Households
1980 17,662
1990 24,334
2001 38,435
*
6,672
14,101
*
1,538
3,374
*
667
1,282
SOURCE: Claritas
Target Market Area
Household Size Profile
2001 Estimate
Household Size 2001 % Distrib.
1 Person
2 Persons
3-5 Persons
6+ Persons
7,176
12,003
17,720
1,536
18.7%
31.2%
46.1%
4.0%
TOTAL
38,435 100%
TMA Average HH Size:
2.78
Houston Metro Avg. HH Size: 2.75
SOURCE: Claritas
American METRO/STUDY Corporation
Page - 7 of 22
Prepared for Kirby Run Associates LP
011
Oh
Oh
Oh
w►
INS
ek
Os
Target Market Area vs. Houston
Percent Distribution of 2001 Households by Size
50%
40%
c 30%
3
0
0
`0
20%
X
10%
1 Person 2 Persons
3-5 Persons 6+ Persons
0 TMA ■ Metro Houston
Target Market Area
Income Profile of Households
2001 Estimate
Household Income
2001 % Distrib.
Below $15,000
$15,000-$24,999
$25,000-$34,999
$35,000-$39,999
$40,000-$49,999
$50,000-$74,999
$75,000-$99,999
$100,000-$149,999
$150,000 Plus
3,637
3,960
4,509
2,372
4,331
8,908
5,981
3,627
1,110
9.5%
10.3%
11.7%
6.2%
11.3%
23.2%
15.6%
9.4%
2.9%
TOTAL
38,435 100%
TMA Median HH Income: $52,767
TMA Average HH Income: $61,623
Houston Metro Med. HH Income: $62,992
elk Houston Metro Avg. HH Income:
elk
Ink
a
$76,246
SOURCE: Claritas
American MA-IRO/STUDY Corporation
Page - 8 of 22
•
Prepared for Kirby Run Associates LP
Households
10,000
9,000
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
Target Market Area
2001 Household Income Distribution
'`
■ ■
■
■
•
Below $15,000- $25,000- $35,000- $40,000- 550,000• $75,000- $100,000- $150,000
$15,000 $24,999 $34,999 $39,999 $49,999 $74,999 $99,999 $149,999 Plus
25%
20%
0 15% -
Target Market Area vs. Houston
Percent Distribution of 2001 Household Incomes
5%
0%
Bebw $15 000- $25 000- $35 000- $40,000- $50,000- $75,000- $100,000- $150,000
$15,000 $24,999 $34,999 $39,999 $49.999 $74,999 $99,999 5149,999 Plus
■ TMA 0 Metro Houston
American METRO/STUDY Corporation
Page - 9 of 22
w
•
•
•
•
•
•
•
•
•
•
•
•
0
•
•
•
•
•
•
0
0
0
0
0
•
•
•
•
9
•
9
•
Prepared for Kirby Run Associates LP
Single -Family Housing Starts
Target Market Area Annual Starts Rate
and Market Share of Total Houston Starts
4Q98 to 4Q01 and Projected
Ann. Starts Ann. Starts TMA Share
Qtr/Yr Houston TMA of Houston
4Q98
1Q99
2Q99
3Q99
4Q99
1 Q00
2Q00
3Q00
4Q00
1Q01
2Q01
3 Q01
4Q01
22,536
22,685
22,763
23,176
23,983
24,865
25,301
25,830
26,310
26,735
27,943
29,119
29,513
1,409
1,433
1,406
1,387
1,287
1,306
1,270
1,299
1,381
1,444
1,674
1,691
1,660
6.3%
6.3%
6.2%
6.0%
5.4%
5.3%
5.0%
5.0%
5.2%
5.4%
6.0%
5.8%
5.6%
American METRO/STUDY Corporation
r
s
1,800 -
1,600 -
1,400 -
1,200 -
1,000
800
600 --
400
200 .
Target Market Area Annual Starts
and Percent Share of Houston Metro Area
CO Q) 0) 0) O)
0 0 o 0 o
st N l+) <
O O
N
O
a
O
a
O
a
TMA Annual Starts -TMA % Sarre of Houston
O
o
Q
cn
American METRO/STUDY Corporation
Page - 1 0 of 22
Oh
•
Prepared for Kirby Run Associates LP
•
•
•
•
•
•
•
•
•
•
•
♦ Vacant Developed Lots (VDL)
41111
♦
•
9
Houston and Target Market Area
Vacant Developed Lot Inventory and Months of Supply
4Q98 to 4QO1
Houston Months TMA Months
Qtr/Yr VDL of Supply VDL of Supply
4Q98
1 Q99
•2Q99
3Q99
4Q99
1 Q00
♦ 2Q00
3Q00
4Q00
♦ 1 Q01
♦ 2Q01
3Q01
• 4Q01
♦
32,208
32,126
32,695
33,090
36,669
36,591
34,872
35,882
37,530
38,081
36,213
35,717
37,029
17.2
17.0
17.2
17.1
18.3
17.7
16.5
16.7
17.1
17.1
15.6
14.7
15.1
1,218
1,227
1,349
1,348
1,512
1,606
1,987
1,894
2,371
2,146
1,887
1,858
1,740
10.4
10.3
11.5
11.7
14.1
14.8
18.8
17.5
20.6
17.8
13.5
13.2
12.6
American METRO/STUDY Corporation
Ok
Oh
O k American METRO/STUDY Corporation
•
Page - I 1 of 22
♦
11111111111111111111111111111111111111 ,• ► 111
O
0
0
0
0
3
0
0 0 0 0 0 0 0 0 \O \O VD 10 10
O 0 0 0 1/40 1/40 00
W A th W W A W W N W W W W
O A '.0 w 0 0 to
00 t0 N tp N N 00 00 t0 -
W N 00 w CT A A w A N
O \O 00 CT O '.0 N N —1 —] 0
O O W 0h O W N tJ 0 00 tf
N J N
A D
�t w
J �
00
cr
cn
cn
0.
d
ti O
n
O
a
cn
CD
OSPOIDui1 N
no c'
cv
o a
et
d CIO
eD
DID
etr
uorjdrosgv pun ef.taetipa 107
1
0
4Q98 1Q99 2Q99 3Q99 4Q99 1000 2Q00 3000 4000 1Q01 2001 3Q01 4Q01
Vacant Lots
N N
01 0 N 0 Ill
0 0 0 0 0
o o 0 0 0
4---I -I- + 1
unygrpnb3 .yddns
-1 4
O O N 0 • Cs)N • 0) A Cr)
Alddng Jo stouoyy
D
0
a7
0 to
in 0
'O
2. mm
c I—
v a
O
•
•
•
•
•
•
•
0
•
•
•
9
9
9
9
Ali
Prepared for Kirby Run Associates LP
2,500
2,000
1,500
1,000
500
TMA Annual Lot Delivery and Absorption
4Q99 Annual
4Q00 Annual 4Q01 Annual
■ Lots Absorbed (Starts) 0 Lots Delivered
Distribution of Starts and Vacant Developed Lots by Home Price
Target Market Area
Price Range Distribution of
4Q01 Annual Starts & Vacant Developed Lots
Price Annual Percent Vacant Months of
Range Starts Distribution Dev. Lots Supply
$0-$100K
$100K-$125K
$125K-$150K
$150K-$175K
$175K-$225K
(/► $225K-$300K
$300K-$500K
Above $500K
TOTAL
AIL
9
9
tt
a
2
115
262
377
540
278
84
2
1,660
0.1%
6.9%
15.8%
22.7%
32.5%
16.7%
5.1%
0.1%
8
50
126
395
647
346
125
43
100% 1,740
46.2
5.3
5.7
12.6
14.4
15.0
17.8
258.0
12.6
American METRO/STUDY Corporation
a American MRIRO/STUDY Corporation
9'
•
Page -13 of 22
IP
•
0
•
•
•
0
•
•
0
•
0
•
•
•
•
•
•
•
0
A
Prepared for Kirby Run Associates LP
35%
30%
25%
20%
15%
10%
5%
0%
Percent Distribution of Annual Starts by Price Range
Houston and Target Market Area
$0-$100K $100K- $125K- $150K- $175K- $225K- $300K- Above
$125K $150K $175K $225K $300K $500K $500K
0 Target Market Area ■ Houston Metro
TMA Vacant Developed Lot Inventory
And Months of Supply by Price Range for Housing
700 -
600 -
500 -
400 -
300 -
200 -
•
100 —
0
•
•
•
•
$0-$100K $100K- $125K- $150K- $175K- $225K-
$125K $150K $175K $225K $300K
0 Vac. Dev. Lots • Months of Supply
•
1 1
$300K- Above
$500K $500K
— 25
- 20
-5
0
galk
American METRO/STUDY Corporation
Page -14 of 22
Prepared for Kirby Run Associates LP
Distribution of Starts and Vacant Developed Lots by Lot Width
Target Market Area
4Q01 Annual Starts & Vacant Developed Lot Inventory
Distributed by Lot Width
Lot Vacant Annual Percent VDL Months
Width Dev Lots Starts of Total* of Supply
Un-known
0'-49'
50'-54'
55'-59'
60'-64'
65'-69'
70'-79'
80'-89'
90' +
TOTAL
2
0
6
85
529
202
513
101
302
1,740
1
0
1
148
706
183
477
77
67
1,660
0.0%
0.1%
8.9%
42.6%
11.0%
28.8%
4.6%
4.0%
100%
24.0
72.0
6.9
9.0
13.2
12.9
15.7
54.1
12.6
.4merican METRO/STUDY Corporation
* Total does not include starts on lots with an unknown width
45%
40%
35%
30%
25%
20%
15%
10%
5%
Percentage Distribution of Annual Starts by Lot Width
Houston and Target Market Area
0'-49' 50'-54'
55'-59' 60'-64' 65'-69' 70'-79'
❑ Target Market Area IN Houston Metro 1
80'-89' 90' +
American METRO/STUDY Corporation
Page - 15 of 22
Prepared for Kirby Run Associates LP
600
500
400
0
O
J
/ 300
O
O
•
TMA Vacant Developed Lots and Months of Supply
Distributed by Lot Width
200 —
100 —
0 I I
I
•
•
— 60
— 50
— 40 s
0
a
0
— 30 0
y
c
O
—20"
— 10
Un- 0'-49' 50'-54' 55'-59' 60'-64' 65'-69' 70'-79' 80'-89' 90' +
known
I o Vac Dev Lots • Months of Suppy j
0
American METRO/STUDY Corporation
Page -16 of 22
Prepared for Kirby Run Associates LP
Top Subdivisions and Communities
Target Market Area
Subdivisions Ranked by 4Q01 Annual Starts
Rank Subdivision Name
Price 4Q01 Ann 4Q01 Ann Vac Dev Months of
Range Closings Starts Lots Supply
1 South Hampton
2 River Mist
3 Park Village Estates
4 Sunrise Lakes 70Ft.
5 Southdown/The Oaks
6 Silverlake/Fieldstone Villages
7 Country Place/The Lakes 70 Ft.
8 Autumn Lake
9 Country Place/The Lakes 60 Ft.
10 Silverlake/Crestwood Cove
11 Sunrise Lakes 60Ft.
12 Pine Hollow 60Ft.
13 Silverlake/Creekstone
14 Silverlake/Edgewater Est./Lks I 70Ft.
15 Clear Creek Park
16 West Oaks Village/Pearland
17 Silverlake/Springbrook
18 Pine Hollow 70Ft.
19 Silverlake/Stonebridge
20 Sunset Lakes
Top 20 Total
Balance of TMA
$129-$184 75
$103-$155 161
$122-$145 74
$188-$266 89 92
$134-$171 113 91
$170-$228 79 70
$194-$252 42 70
$162-$238 39 69
$185-$230 66 64
$213-$310 57 60
$152-$200 70 54
$154-$197 32 48
$198-$246 24 45
$167-$253 13 42
$158-$200 31 40
$140-$195 48 39
$220-$310 18 39
$151-$218 49 37
$150-$182 0 32
$149-$205 41 30
142
133
96
38
1
61
54
0
40
97
105
12
0
144
90
43
90
86
3.2
0.1
7.6
7.0
0.0
6.9
16.6
18.3
2.3
0.0
32.0
22.5
11.5
25.7
25.8
56 17.2
54 16.6
4 1.3
85 31.9
29 11.6
1,121 1,293 1,089 10.1
457 367 651 21.3
TMA Total
1,578 1,660
1,740 12.6
Top 20 Subs % of Entire TMA
71.0%
77.9%
62.6%
American METRO/STUDY Corporation
Top TMA Communities
Ranked by 4Q01 Annual Starts
Rank Community
1 Silverlake
2 Sunrise Lakes
3 Country Place
Starts
416
146
134
American METRO/STGDY Corporation
American METRO/STUDY Corporation
Page - 17 of 22
Prepared for Kirby Run Associates LP
•
oh
411
Oh
Oh
Oh
Oh
Oh
Ilk
a
Future Lot Inventory
Target Market Area
Future Lot Inventory
# of
Subdivision
Sec.
Lot Size
Developer
Lots
Cabot Cove
Centennial Village
Centennial Village
Coward Creek Crossing
Fairway @ Highland Glen
Fairway @ Highland Glen
Green Tee Landing
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Links at Highland Glen
Manvel Manor
Miranda Place
Park Village Estates
Park Village Estates
Park Village Estates
Parks at Walnut Bend
Pearland Farms
Ravenwood Estates
Richter Oaks
Rodeo Palms
Ryan Acres
S.R.T.L.
Savannah Plantation
Savannah/Meadows
Savannah/Meadows
Savannah/Ridge
Savannah/Ridge
Savannah/Trace
Seventh Fairway @ Green Tee
1 70x120
1 55x115
2 55x120
1 90x130
1 70x120
2 70x120
1 100x761
SF8 55x115
SF4 62x115
SF5 62x115
SF6 62x115
SF7 62x115
SF2 70x120
SF3 70x120
SF1 80x120
1 60x120
1 72x127
4 60x105
5 60x105
6 60x105
1 60x110
1 70x110
3 125x125
1 180x490
n/a 125x150
1 250x250
1 278x709
4 140x370
1 50x115
2 50x115
1 50x115
3 55x115
1 70x120
1 160x290
Appaloosa Land Co.
R. West Development
R. West Development
Falling Leaf Dev. LLC
N/A
N/A
N/A
Newmark
Newmark
Newmark
Newmark
Newmark
Newmark
Newmark
Newmark
C.L.C. Land and Cattle
Eldon W. Husband
Donmar Developments
Donmar Developments
Donmar Developments
N/A
Chase Lodge Corp.
N/A
Richter Developers
N/A
Billy Ray Potts
N/A
N/A
Friendswood Dev.
Friendswood Dev.
Friendswood Dev.
Friendswood Dev.
Friendswood Dev.
N/A
100
47
36
25
92
108
13
89
152
119
119
113
53
73
52
18
3
61
63
36
250
81
38
12
487
2
4
66
78
72
66
86
70
1
American METRO/STUDY Corporation
continued
Page - 18 of 22
Ph
•
•
•
elk
r
i
40,
kik
a
a
Prepared for Kirby Run Associates LP
# of
Subdivision
Sec.
Lot Size
Developer
Lots
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Shadow Creek Ranch
Silvercreek
Silvercreek
Silvercreek
Somerset Place I
Sunrise Lakes
The Village at Pearland
Tiffany Acres
Towne Lakes Estates
Towne Lakes Th's
Village Grove
Village Grove
Villages of Mary's Creek
West Oaks Village/Pearland
Wildwinn Estates
Wildwinn Subdivision
Worden Estates
Total
SF 9A
l
9B
SF-7A
SF8-A
SF-10
SF-14A
SF-2
SF-3
SF-5
SF-7B
SF-8B
1
2
3
3
5
1
1
1
1
lA
1B
1
4
1
1
1
60x120
65x120
65x120
70x125
70x125
65x120
55x125
65x120
66x125
80x125
90x130
60x120
55x110
67x120
77x125
75x110
70x120
30x107
110x175
70x120
30x100
60x120
70x120
80x120
60x120
140x160
80x145
182x400
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Pearland Investments
Trendmaker
Trendmaker
Trendmaker
Somerset Venture
N/A
Signature Homes
J. Rod Brown
Towne Lake LP
R. West Development
Sowell Dev.
Sowell Dev.
VMC Partners Ltd.
Yale West Ventures
N/A
N/A
Myron D. Worden
84
59
138
43
43
84
56
67
69
54
43
59
65
51
44
66
103
51
2
118
246
138
128
146
107
37
14
10
4,810
American METRO/STUDY Corporation
American METRO/STUDY Corporation
Page -19 of 22
Prepared for Kirby Run Associates LP
Lot Price Comparables
Pearland Area
Lot Price Comps
1/29/2002
•
32'
45'
55'
60'
65
70'
75'
$27,500
$31,500
$35,000
$41,000
$12,500
$15,000
$17, 500
$20,000
$25,000
$26,500
$36,500
$47,500
Source: Homebui/ders
American METRO/STUDY Corporation
Page - 20 of 22
•
•
Prepared for Kirby Run Associates LP
Assumptions & Limiting Conditions
The following contingencies and limiting conditions are noted as
fundamental assumptions that may affect the usefulness of this report:
1. All information contained in this report, while based upon information
obtained from the client and other sources deemed to be reliable, is in
no way warranted by American METRO/STUDY Corporation.
2. The City of Houston, State of Texas, and the nation as a whole will not
suffer any major economic shock during the time period of the
forecast contained in this report.
3. Population will continue to increase at or above the rate forecast.
4. The basic sources of statistical data and estimates used in this analysis
• are sufficiently accurate to be useful for planning purposes.
Radical changes in factors affecting the major assumptions noted above
0 could alter any conclusions drawn from the use of this report.
411
w►
Oh
6111
Oh
►
►
►
►
►
►
►
►
►
►
a
American METRO/STUDY Corporation Page - 21 of 22
Prepared for Kirby Run Associates LP
American METRO/STUDY Corporation
Participating Staff
Michael H. Inselmann
President
********
David Jarvis
Director, Marketing and Consulting
********
Ben Sage
Senior Market Analyst
American METRO/STUDY Corporation
1001 West Loop South, Suite 890
Houston, Texas 77027
(713) 622-9909
American METRO/STUDY Corporation
Page - 22 of 22
3O-OE-8O ICOSIA31:1
ZO - tZ - 90 :31V0
1W0 IAEI NMVldO
NVId 3119 100 3lId
ONV1UV3d SAN :3000 oar
cAOt = .t •31VOS1VNI011:10
ooz
1
001-
1I
O9 0
r
H1HON
J
r
cnmr
Om-o
??mm
�o
72 LOTS, 3 BLOCKS, AND 7 RESERVES.
-D
flo
ppm
Z
cqj
O0
z
CZ
Zo
4s
H
rn
U)
RH.1 dO ln°
F. R. DRAKE SURVEY, A - 509,
1N31A3AVd ONIISDG
1NJ113S'd9 3DVNR210 ONIISDO AZ
-1
1
J
1 1
aMM
•
o
0
LZ
r
1
1
an0erd
S3JJY CSO
30VdS N3d0
1
148'9tE1t
NOI1V01030 'M'O'a 109
S_ICH ZV'0
YVdS tad()
DJ I
O ,
n
J
00
i \
4aa2I0031il�Ifl )
NOISIAIQflf1S
?RIMOO:MH Y�I
sotaz't ( L0i. 'H'O) OvOH J.31IV9
( vuanao NOIS30 ONi1333NIDN3 ONtv15V3d 3O J.1J0 3H1
1- M A1d&N00 TVA SS3803 ONV SS3FUDNI 3dflllld )
SJHOV 617
101E1181G S30IA1:12S 9OOH8O9HSI2N
1B3EIlS NOl1IM
0� 91-
1331d1S HONSBAOHJ
VI-
EI.
1-1-
01-
6
31-
11012313=rid re
.r r l -1 .-r ,. rrw1 i ITT r.. •f-r 9-rn r-rT gsipor. r j�C1/) u� .: r-, c 1_.,, 1..1_�-�•T7-rn (--.
J1� 1__L.J 111J 111J 1.LaJ 111J Ll_t__j J• 1. 1 • l 111+ 1- 11_J 1_1._ �^�1'�'} ��RJ l_ dL.4YJ WJUIJW
-}I IEZ OZE't
I
0/AI NOI.LOHS
SHIIDV MOO - SVD
Yirtrtrlf
33V N30
,'._I,-T r•..'1 rT ir,. I • , rtr rTY11
1 J llAt_f 1_J11111J 1�LaJ UJ-4' 1 t i 111J
1N31N3S'd3 3OVNIbaa 017
1- 1
it
('M'o d As)
SAIUO VZVU
1
b
11,
r-
'HIND S3SOd>rlfld NOI1VWHO.dNI 1V1d3N80 EIOd
030IA0ldd SI ONV NOI1d30NOD S11SI1kV NV SI NVId SIHI
HMO NOLLDHS
SHIVISH Oooatd3Ad2I
Q_Q QttN9AV>d
QacnhoaauNfl
TIVG IOW HS