Ord. 2000M-245 2023-01-23
Ordinance No. 2000M-245
An Ordinance of the City Council of the City of Pearland, Texas, amending
Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for the
purpose of changing the classification of certain property; being a tract or
parcel of land containing 22.6277 acres of land or 985,662 square feet,
located in the H.T. & B.R.R. Co. Survey, Abstract 547, Harris County, Texas,
Said 22.6277 acre tract being out of and a part of a called 8.7166 acre tract
of record in the name of Magnolia 8.7166 Acres, L.P. in Brazoria County
Clerk’s File Number 200913537, being out of and a part of a called 22.4075
acre tract of record in the name of Signature, Eubanks & Associates, Ltd. in
Brazoria County Clerk’s File Number 2006028088 and being all of Lot 2 in
the Minor Plat of Magnolia Commons, a subdivision duly of record in
Document Number 2019059903 in the Map Records of Brazoria County,
Texas; Said Lot 2 of record in the name of Magnolia 15.512 Acres, Ltd. in
Brazoria County Clerk’s File Number 2007012458 (located at the
southwest quadrant of Magnolia Parkway and Manvel Road). Zone
Change Application No. ZONE 22-29, a request by Sean Ratterree, CTC
Residential, LLC., applicant, on behalf of Signature Eubanks & Associates
Ltd. and Magnolia 8.716 Acres Ltd., owner, for approval of a zone change
from General Business (GB) District to Planned Development (PD)
District, to accommodate a proposed mixed-use development consisting of
Multifamily and General Business; providing for an amendment of the zoning
district map; containing a savings clause, a severability clause, and an
effective date and other provisions related to the subject.
WHEREAS, Sean Ratterree, CTC Residential, LLC., applicant, on behalf of
Signature Eubanks & Associates Ltd. and Magnolia 8.716 Acres Ltd., owner, is
requesting approval for a zone change from General Business (GB) District to Planned
Development (PD) District, to accommodate a proposed mixed-use development
consisting of Multifamily and General Business, on approximately 22.62 acres of land;
said property being legally described in the legal description attached hereto and made
a part hereof for all purposes as Exhibit “A,” and more graphically depicted in the vicinity
map attached hereto and made a part hereof for all purposes as Exhibit “B”; and
WHEREAS, on the 12th day of December 2022, a public hearing was held before
the Planning and Zoning Commission of the City of Pearland, Texas, notice being given
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 2 of 10
Ord. No. 2000M-245
by online publication on the City website, a copy of which being attached hereto and
made a part hereof for all purposes as Exhibit "C,” said call and notice being in strict
conformity with provisions of Section 1.2.2.2 of Ordinance No. 2000T; and
WHEREAS, the Planning and Zoning commission having fully heard the
testimony and argument of all interested parties, and having been fully advertised in the
premises, submitted its report and recommendation to the City Council regarding the
proposed zone change from General Business (GB) District to Planned Development
(PD) District, said recommendation attached hereto and made a part hereof for all
purposes as Exhibit “D”; and
WHEREAS, upon receipt of the report from the Planning and Zoning
Commission, City Council considered this application and the recommendation of the
Planning and Zoning Commission at their regular meeting on the 12th day of December
2022; and
WHEREAS, on the 9th day of January, 2023, 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 for approval of a zone change
from General Business (GB) District to Planned Development (PD) District, presented
which, in the judgment of the City Council, would justify the approval of said application;
now, therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
Section I. The following described property located within the corporate City
Limits of the City of Pearland, Texas, and presently being located within the General
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 3 of 10
Ord. No. 2000M-245
Business Retail (GB) District, is hereby granted approval for Planned Development (PD)
District, in accordance with all conditions and requirements of the current Unified
Development Code and the amendments approved by the City Council; said
amendments attached hereto and made a part hereof for all purposes as Exhibit “E”;
and such property being more particularly described as:
Legal Description: Being a tract or parcel of land containing 22.6277 acres of
land or 985,662 square feet, located in the H.T. & B.R.R. Co. Survey, Abstract
547, Harris County, Texas, Said 22.6277 acre tract being out of and a part of a
called 8.7166 acre tract of record in the name of Magnolia 8.7166 Acres, L.P. in
Brazoria County Clerk’s File Number 200913537, being out of and a part of a
called 22.4075 acre tract of record in the name of Signature, Eubanks &
Associates, Ltd. in Brazoria County Clerk’s File Number 2006028088 and being
all of Lot 2 in the Minor Plat of Magnolia Commons, a subdivision duly of record
in Document Number 2019059903 in the Map Records of Brazoria County,
Texas; Said Lot 2 of record in the name of Magnolia 15.512 Acres, Ltd. in
Brazoria County Clerk’s File Number 2007012458.
General Location: Southwest Quadrant of Magnolia Parkway and Manvel Road.
Section II. 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 for consideration and decision.
Section 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.
Section 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
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 4 of 10
Ord. No. 2000M-245
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.
Section 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.
Section VI. This Ordinance shall become effective after its passage and
approval on second and final reading.
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 5 of 10
Ord. No. 2000M-245
PASSED, APPROVED, and ADOPTED on First Reading this 9th day of January 2023.
________________________
J. KEVIN COLE
MAYOR
ATTEST:
__________________________
FRANCES AGUILAR, TRMC, MMC
CITY SECRETARY
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 23rd
day of January 2023.
________________________
J.KEVIN COLE
MAYOR
ATTEST:
_____________________________
FRANCES AGUILAR, TRMC, MMC
CITY SECRETARY
APPROVED AS TO FORM:
_____________________________
DARRIN M. COKER
CITY ATTORNEY
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 6 of 10
Ord. No. 2000M-245
Exhibit “A”
Legal Description
Being a tract or parcel of land containing 22.6277 acres of land or 985,662 square feet,
located in the H.T. & B.R.R. Co. Survey, Abstract 547, Harris County, Texas, Said
22.6277 acre tract being out of and a part of a called 8.7166 acre tract of record in the
name of Magnolia 8.7166 Acres, L.P. in Brazoria County Clerk’s File Number
200913537, being out of and a part of a called 22.4075 acre tract of record in the name
of Signature, Eubanks & Associates, Ltd. in Brazoria County Clerk’s File Number
2006028088 and being all of Lot 2 in the Minor Plat of Magnolia Commons, a
subdivision duly of record in Document Number 2019059903 in the Map Records of
Brazoria County, Texas; Said Lot 2 of record in the name of Magnolia 15.512 Acres,
Ltd. in Brazoria County Clerk’s File Number 2007012458.
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 7 of 10
Ord. No. 2000M-245
Exhibit “B”
Vicinity Map
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 8 of 10
Ord. No. 2000M-245
Exhibit “C”
Legal Advertisement
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 9 of 10
Ord. No. 2000M-245
Exhibit D
Planning and Zoning Commission Recommendation Letter
Recommendation Letter
December 28, 2022
Honorable Mayor and City Council Members
3519 Liberty Drive
Re: Recommendation on Zone Change Application No. ZONE 22-29
Honorable Mayor and City Council Members:
At their regular meeting on December 12, 2022, the Planning and Zoning Commission
considered the following request:
Request: Sean Ratterree, CTC Residential, LLC., applicant, on behalf of Signature
Eubanks & Associates Ltd. and Magnolia 8.716 Acres Ltd., owner, for approval of a zone
change from General Business (GB) District to Planned Development (PD) District, to
accommodate a proposed mixed-use development consisting of Multifamily and General
Business components, on approximately 22.62 acres of land.
Legal Description: 4 Being a tract or parcel of land containing 22.6277 acres of land or
985,662 square feet, located in the H.T. & B.R.R. Co. Survey, Abstract 547, Harris
County, Texas, Said 22.6277 acre tract being out of and a part of a called 8.7166 acre
tract of record in the name of Magnolia 8.7166 Acres, L.P. in Brazoria County Clerk’s
File Number 200913537, being out of and a part of a called 22.4075 acre tract of record
in the name of Signature, Eubanks & Associates, Ltd. in Brazoria County Clerk’s File
Number 2006028088 and being all of Lot 2 in the Minor Plat of Magnolia Commons, a
subdivision duly of record in Document Number 2019059903 in the Map Records of
Brazoria County, Texas; Said Lot 2 of record in the name of Magnolia 15.512 Acres, Ltd.
in Brazoria County Clerk’s File Number 2007012458.
General Location: Southwest Quadrant of Magnolia Parkway and Manvel Road.
The Commission conducted a public hearing and discussed the subject request at their regular
meeting on December 12. Landowner, Jennifer Evans with Signature Companies spoke and
stated that the project was in line with what was desired and presented to City Council and P&Z
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 10 of 10
Ord. No. 2000M-245
Commission at the workshops. The applicant, Sean Ratterree and Travis Donnell with CTC
Residential, LLC presented the project to the Commission and shared a short rendering video.
He stated that the project would be the best and highest use for the land since it is currently
empty and bringing in zero tax revenue.
There were no public speakers during the public hearing portion. The Commission discussed
the impact the multi-family development may have on the school district. There was a
discussion about a few items regarding the minimum height of buildings, cross access between
the multifamily and non-residential portion, and the multifamily unit mix. The applicant stated
that they would agree to the requested changes by the Commission, including a minimum of
three stories for the front three buildings of the multi-family development and the remainder
buildings will be 2 to 4 stories. Commissioner Boswell, Vice Chairperson Fuertes and
Chairperson Dansby state that they would like to see market data and a multi-family dwelling
unit table before the first City Council hearing. After the discussion, the Commission took a
motion to recommend approval of the request and the motion passed by a vote of 6-0. The vote
by the Commission constitutes a positive recommendation for Council.
Sincerely,
Mohamed A. Bireima, AICP, Senior Planner
On behalf of the Planning and Zoning Commission
DocuSign Envelope ID: 0BFBB27D-E50B-4924-A022-7BA68DD2D198
Page 1 of 16
EXHIBIT E
Magnolia Parkway
Planned Development
Introduction
A zoning change from General Business District to a Planned Development (PD) for a 22.8-acre tract of raw
land located approximately three (3) miles east of State Highway 288 with ~0.4 miles of frontage along
Magnolia Parkway at the intersection of Manvel Road presents an opportunity for the City of Pearland to (i)
catalyze commercial development at a Major Retail Node on the City of Pearland Future Land Use Plan
that currently has limited existing development; (ii) to realize expansion of the City’s trail network with a
publicly accessible park /trail-head; (iii) to beautify Magnolia Parkway with superior landscaping; and (iv) to
boost tax revenues for the City of Pearland, Pearland ISD, and Brazoria County. The PD will provide for
high-density multi-family residential housing with an “urban” aesthetic; a commercial component; improved
landscaping along Magnolia Parkway; and a dedication of a public “trail-head” with thirteen (13) parking
spaces providing connectivity to the “Mary’s Creek Edible Trail” and park facilities to the east.
A. Description of the Property
The 22.8 acre site is generally flat with no existing improvements and is currently used for agricultural
purposes to harvest animal feed; accordingly, the property is not generating significant property taxes
due to an Ag Exemption. The site maintains approximately ~0.4 miles of frontage along Magnolia
Parkway and therefore is subject to the Magnolia Road Corridor Overlay District. The site is bound
to the east by Manvel Road, to the south by Mary's Creek, and to the west/north by Magnolia
Parkway. The land’s southern boundary is the City of Pearland / ETJ dividing line. A portion of the
tract is located within the floodplain, however Brazoria Drainage District #4 recently approved a fully
engineered onsite detention pond that will be used to fill the site out of the flood plain and detain
stormwater onsite before being discharged into Mary’s Creek.
The surrounding areas consist of: (a) low density, large lot single family homes both to the north and
south, neither of which are in the Pearland city limits; (b) the Emerald Pointe single-family neighborhood
to the northwest; (c) Berry Miller Junior High and Rogers Middle School to the northeast; (d) several
small commercial buildings, including an adjacent 7-11 convenience store and gas station and a CVS
Pharmacy; and a townhome development. Further to the east, the property maintains connectivity vis-
a-vis Magnolia Parkway to large regional detention ponds / wetlands and the Delores Fenwick Nature
Center.
B. Description of Proposed Development
The proposed design plan for the PD includes (i) the development of up to 360 multi-family residential
units with an “urban” modern aesthetic (the “Multifamily Buildings”); (ii) a standalone building with a
foot print of approximately 6,000 square feet to consist of commercial / office space on the ground-
floor with the potential for a second story of multifamily units above to create “live-work” suites; the
commercial / office space will be available for rent by the multifamily residents as well as the public
Page 2 of 16
(the “Flex Office / Live-Work Use”) ; (iii) completion of site work for two commercial pads totaling 3.28
acres (the “Commercial Pads”) that will raise the subject commercial pads out of the floodplain and
make them suitable for development; and further, the PD will impose design standards that must be
applied to the Commercial Pads to provide for a consistent aesthetic upon future development; (iv) the
construction of a 3.86-acre detention pond serving the entire 22.8-acre tract; and (v) construction of a
1.6-acre pocket park to serve as a trail-head (the “Pocket Park”). The Design Plan (i.e. Site Plan) is
attached hereto as Exhibit 3 and 3B.
A material consideration and guiding force of design for the PD is achieving excellent curb appeal and
thoughtful design for the portions of the project facing Magnolia Parkway. As shown in the Design Plan,
the project will feature three large multifamily buildings running lengthwise along Magnolia Parkway with
no parking between Magnolia Parkway and the Multifamily Buildings, but rather an enhanced landscape
buffer as shown on the Tree Plan (attached hereto as Exhibit 8). All parking for the PD will be screened
from Magnolia Parkway. There will be two access points to the PD as shown in the Design Plan, (i) one
along Magnolia Parkway; and (ii) one along Manvel Road. In addition to the Multifamily Buildings, the
Flex Office / Live-Work Use and one of the Commercial Pads will front Magnolia Parkway. The second
Commercial Pad will front Manvel Road. Amenities within the multi-family portion of the project will
include a clubhouse, a swimming pool, a barbeque area, 24-hour fitness center, outdoor sports courts,
parcel lockers, and billiards area.
The PD’s urban design and enhanced landscaping along Magnolia Parkway, extension of Mary’s Creek
Edible Trail and construction of the Pocket Park is the focal feature of this community. Approximately
2,353 linear feet of enhanced trails will bridge a gap between the subdivisions west of the property to
the trails/nature centers to the east.
Entry monumentation (Exhibit 7) is provided at the primary entrance. The design motif of the
monumentation seeks to respect historic red brick theme used on other buildings in the immediate area.
Upgraded fencing comprised of a combination of masonry, tubular steel, and upgraded wood is
provided.
All buildings will have minimum masonry requirements as further defined in this PD.
C. Description of the Land
The land consists of 22.8 acres as described by the metes and bounds in Exhibit 9 and shown in
Exhibit 10.
D. Purpose
The purpose of this PD is to establish development regulations and design guidelines such that
development of the tract will be of a higher quality than would result from the use of conventional zoning
districts, compatible with surrounding uses, and will encourage and catalyze positive development of
other parcels at the intersection of Magnolia Parkway and Manvel Road. The character of the PD
provides for a high-quality development that enhances the built environment at this intersection and
furthers the City's goals of developing a mixed use urban-style environment at this intersection. The
multi-family residences are designed to serve the current and long term housing demands of the
Pearland community and provides for a density of rooftops (up to 360 units) that will help to establish
Page 3 of 16
this intersection as a suitable Major Retail Node as contemplated on the Future Land Use Plan, and to
generate demand for retail and non-residential uses at the intersection.
The PD will provide for cohesive design guidelines that provide for the appropriate balance of buffering
and connectivity relative to the surrounding properties.
The benefits derived from this PD that would not otherwise be attainable include:
• An elegantly designed, modern and urban Class A multi-family community and a mix of
commercial uses with enhanced design guidelines that further the City’s goals for
enhancement of Magnolia Parkway
• Dedication to City of Pearland of a 1.6-acre tract for construction of a Pocket Park serving as
a Major (Type 1) “Trail Head” with public parking, benches, and shaded seating areas that will
enhance access for the broader Pearland community to the existing trail network.
• Landscape enhancement of approximately 2,352 linear feet of trails along Magnolia Parkway
bordering the property
• Application of specific architectural design guidelines that provide for a more cohesive and
connected aesthetic for the intersection of Magnolia Parkway and Manvel Road.
• Residential uses consistent and sensitive to the existing surrounding land uses.
• A significant development density increase that will dramatically increase property tax
revenues for the City, County, Pearl ISD, and other local tax authorities. The current tax base
is very low due to current use of the property for agricultural purposes and accompanying
property tax Ag Exemption.
• A significant population density increase that will act as a catalyst for commercial development
at the intersection of Magnolia Parkway and Manvel Road.
E. Consistency with Comprehensive Plan
The proposed PD zoning for Magnolia Parkway meets numerous goals of the City's Comprehensive
Plan, and the UDC, as described in the following sections.
2. Comprehensive Plan
The most recently adopted comprehensive plan, the 2015 Comprehensive Plan, contains several goals
and recommendations related to housing. The Magnolia Parkway PD contributes towards the following
goals:
• Mobility: Upgrades to the sidewalk network in and around neighborhoods, to encourage
walking and make it a safer and more enjoyable experience.
• Architectural Design: Provide multi-family residential uses in Urban character settings and
form
• Major Retail Node: Create Major Retail nodes with higher-density residential, retail, office
space, and services. Bringing multifamily units and commercial uses to the PD will serve as a
catalyst for development to this major retail node shown on the future land use plan.
• Positive impact: Land uses should not detract from the enjoyment or value of neighboring
properties. Locating multifamily developments in the appropriate location is a key element of
land uses having a positive impact on the City of Pearland, which this development reinforces.
Another key element of land use character and context is the city’s acquisition of public
Page 4 of 16
parklands. This PD will allocate a portion of the overall property for the dedication of a public
trailhead. In addition, the dedication of public parking spots as a part of this trailhead will allow
the residents of Pearland that are not immediately adjacent to the trail to use it.
• Housing diversity: There are currently zero multi-family residential developments located on
Magnolia Parkway. The Magnolia Parkway PD will allow for a balanced mix of land uses that
supports the community’s long-term objectives of achieving greater choice in housing and
homeownership options, a more diversified tax base, an array of active and passive
recreational destinations, and greater leisure and entertainment opportunities for both
residents and visitors.
• Landscaped area: The Magnolia PD contains 30% Landscaped area, exceeding the 15% goal
of the Comprehensive Plan Update and UDC.
• Pedestrian Friendliness: Enhancing the existing Mary’s Creek Edible Trail with dozens of
new trees and landscaping that will increase shade and thus the trail can be used even during
the hottest months of summer. Mary’s Creek Edible Trail is bare in terms of landscaping and
amenities between the intersections of Cullen Parkway and Manvel Road. The subject tract
comprises about 50% of this blockface, so it will be a major improvement to this section of
the trail.
3. Unified Development Code
The PD land uses are Multi-Family and General Business uses. With the exception of deviations
described in Table 2F of this PD, the proposed uses meet or exceed the requirements of the UDC. As
stated in UDC Section 2.4.2.10, MF zoning should be located adjacent to a major thoroughfare and
may serve as a buffer between low or medium density residential development and non-residential
development or high traffic roadways. Therefore, the MF zoning is ideal for this tract as a buffer between
the lower density established residential neighborhoods to the West and the non-residential zoning
districts for adjacent land tracts at the intersection of Manvel Road and Magnolia Parkway and to further
to the east.
F. Applicability
To be eligible for a PD a property must meet only one or more of the eight criteria established in UDC
Section 2.2.2.1 (b). The PD property meets subsections (1), (2), (3), and (7) of the UDC Section 2.2.2.1
(b) and is therefore a good candidate for PD zoning:
●Subsection (1): The PD contemplates a Design Plan and design standards that
will enhance the curb appeal of the proposed development along the ~0.4-miles of highly
visible frontage along Magnolia Parkway.
●Subsection (2): The property maintains connectivity to the City of Pearland’s trail
and parks system. Through certain design standards and the dedication of the pocket
park to serve as a trail head/access point, the PD provides for enhancements not
available through base zoning.
●Subsection (3): The PD is a mix of MF and GB base zoning, consisting of high-density
residential and commercial uses. Further, the PD will impose certain design standards to
Page 5 of 16
provide for a consistent design aesthetic (building materials and colors) in unison with nearby
improvements at the intersection of Manvel Road and Magnolia Parkway.
●Subsection (4): Not applicable.
●Subsection (5): Not applicable
●Subsection (6): Not applicable
●Subsection (7): The land is of such a character that it is in the community's best
interest to encourage high quality development through flexible development standards to
further the goals and objectives of the City's Comprehensive Plan.
●Subsection (8): The land consist of unusually configured parcels that can not be
developed efficiently under the base district standards.
II Zoning and Land Use
A. Existing Zoning
The current zoning of the property is General Business as shown on Exhibit 1. However, the 2015
Comprehensive Plan shows a future land use of a mix of Low Density Residential, Medium Density
Residential, as well as an overlap with a Major Retail Node at the intersection of Manvel Road and
Magnolia Parkway.
B. Proposed Base Zoning Districts
The proposed base zoning district for the PD is Multi-Family Residential District and General Business.
The acreages of each district are listed in Table 1. The GB component is shown in Exhibit 3.
Table 1
Base Zoning Districts
Base Zoning District Acreage
Multi-Family Residential (MF)19.5
General Business 3.3
C. Standards and Land Use Summary
Development within the MF base zoning district will conform to the UDC requirements with the
following variance exceptions shown in Table 2. Development within the GB base zoning district will
conform to the UDC requirements with no deviations.
Table 2
Proposed Deviations to the UDC Standards and Regulations
Parameter UDC Standard PD
Standard
Section 2.4.2.10 (b) (1) Permitted and conditional uses as
authorized in the Land Use Matrix in
Article 5, Division 2 of this Chapter 2;
(2) Accessory uses as authorized in
Permitted uses within the Flex
Office / Live-Work Use building
shall include the Flex Office Use
as defined herein. Only the GB
Page 6 of 16
Article 5, Division 3 of this Chapter 2.uses listed within this PD shall be
allowed to occupy the
Commercial portion of the Flex
Office / Live-Work Use building.
Section 2.4.2.10 (c) (1)
(c) - Maximum Project
Coverage
Forty percent (40%)Sixty-five percent (65%). Any
area of the property used for
detention or public park shall not
constitute “Coverage” area.
Section 2.4.2.10 (c) (2) -
Area Regulations, Size of
Yards
(2) Size of Yards:
c. Minimum Rear Yard – Twenty-five
feet (25’); thirty feet (30’) when
adjacent to a thoroughfare or
collector roadway, except if
landscaping is provided and is visible
from (i.e., there is no fence or other
visible obstruction) the thoroughfare
or collector).
Minimum Rear Yard set back
shall be five feet (5’).
2.4.5.1(C)(3) The minimum setback for all
screening walls and fences, including
residential subdivision fences, from
the right-of-way line of a specified
major thoroughfare shall be thirty feet
(30’).
The minimum setback shall be
reduced to twenty (20) feet.
Section 2.4.2.10 (c) (3) -
Area Regulations,
Maximum Number of
Dwelling Units
Sixteen (16) dwelling units per gross
acre of land
Twenty-three (23) dwelling units
per gross acre of land
Section 2.4.2.10 (d) -
Height Restrictions
35 feet 50 feet (maximum)
Section 2.4.2.10 (g) -
Common Open Space
(g) Common Open Space. Common open space is considered a common
area and shall be maintained as such
in accordance with Subsection (f)
above. In addition, the following shall be required for common open space.
(1) In all areas where multiple-family
units are developed, there shall be at
least nine hundred (900) square feet
of common open space per dwelling
unit.
(2) The minimum area of any
common open space shall be six
thousand (6,000) square feet.
(3) The minimum dimension of any
common area shall be eighty feet
(80’).
(4) Each area of common open space
shall be within three hundred feet
(300’) of all dwelling units intended to
be served by the common open
space, measured along a route of
pedestrian access.
(7) Off-street parking areas, service
drives, and detention facilities shall
not be included in any calculation of
required common open space.
Subsections (1), (2), (3), (4), and
(7), of Section 2.4.2.10 (f) -
Common Open Space in the UDC
shall not apply to the PD.
The Open Space calculation for
the PD is provided herein, and
shall provide for a minimum 7.3
acres of Open Space as more
specifically identified within the
Landscape, Open Space,
Pedestrian Connectivity & Amenity
Plan as shown in Exhibit 4. The
Amenitized Detention Pond area
is included in the 7.3-acre Open
Space calculation.
Section 2.4.2.10 (i) -
Fences & Screening
Fences and screening shall be
provided and maintained as set forth
in Chapter 4, Article 2, Division 4 of this UDC. Screening elements shall
be consistent in color and material
Section 2.4.2.10 (i) of the UDC
shall not apply to the PD. The PD
shall instead comply with Fencing
Plan enumerated herein and
depicted on Exhibit 6.
Page 7 of 16
with the multiple-family development.
Section 2.4.2.10 (j) -
Parking
Parking shall be provided as required
in Chapter 2, Article 5, Division 2 and
Chapter 4, Article 2, Division 1 of this
UDC.
1.5 spaces, One-Bedroom unit = 2.0
spaces; Two Bedroom unit = 2.5
spaces; and Three-bedroom unit, or
more = 1 space per bedroom.
The minimum parking space count
shall be calculated as follows:
(A)+(B)+(C)+(D) =Total parking
spaces.
A = 1.33 parking space per unit
that is an “efficiency” unit or one-
bedroom unit.
B = 1.0 parking space per
bedroom for all units with more
than one-bedroom (i.e. two-
bedroom, three-bedroom, four-
bedroom units).
C = 15 parking spaces for staff
and guest parking.
D = 3 spaces per 1,000 SF of
rentable space in the Flex Office /
Live-Work Use building.
Section 2.4.5.1(d)(1)(b)All nonresidential structures fifty
thousand (50,000) square feet in
size or greater, except Public
Educational Facilities, shall
incorporate architectural variation of
at least three feet (3’) in depth
for every twenty-five feet (25’) (not
cumulatively) in vertical or
horizontal length.
The PD will create a
complementary pattern or rhythm,
dividing large buildings into
smaller, identifiable portions;
incorporate details that create
shade and cast shadows to
provide visual relief; and break up
the building mass through offsets
and other methods that articulate
the horizontal and vertical building
planes as conceptually rendered
in Exhibit 11.
Section 2.4.5.1(c)(5)No buildings, parking areas, or other
impervious structures (except as
noted herein), are permitted within
the recognized floodway, as identified
by the City Engineer, or within fifty
feet (50’) of the high bank, whichever
is greater, of a creek or other
drainage way proposed as a linear
park in the City’s Park and Recreation
Master Plan.
Section 2.4.5.1(c)(5) of the UDC
shall not apply to the PD. The PD
shall instead comply with the
general design plan shown on
Exhibit 3 and the Pocket Park
shown on Exhibit 5.
1. Land Use Summary
The land use summary for Magnolia Parkway PD is shown in Table 3 below:
Table 3
Land Use Summary Table
Use Acres % of Total Zoning
District
Multi-Family Residential 14.1 61.7 MF
General Business 3.3 14.4 GB
Detention Pond 3.8 16.9 MF
Parkland Dedication for Trailhead / Pocket Park 1.6 7.0 MF
Total 22.8 100% PD
Page 8 of 16
The Open Space and the public Pocket Park areas are shown in green on Exhibit 4 and below in
Table 4. "Open space" consists of the private outdoor common area spaces serving the residents of
the Multi-family Buildings, preserved areas, amenitized detention area, and "Landscape reserves". The
PD contemplates dedication of the Pocket Park to the City of Pearland.
Table 4
Open Space, Park Dedication, and Landscape Reserves
Zone Acres % of Total
Open Space 7.3 32%
Pocket Park
dedication to City of
Pearland
1.6 7%
2. Multi-family Density
Table 5 illustrates unit count density per acre for the maximum proposed unit count of 360 units. The
density calculations are based on the following definitions from the UDC:
Density, Net: The number of dwelling units per net acre. Net density calculations are made using net
acreage, exclusive of thoroughfare rights-of-way and retention/detention areas, and public or private
streets that are platted or are to be platted as part of the development of the property, but inclusive of
open space, recreational areas, or parks.
Density, Gross Residential: The number of dwelling units per gross acre used for residential use. All
density calculations shall be made using gross acreage dedicated for residential use, exclusive of
easements and thoroughfare rights-of-way, and inclusive of retention/detention areas, public or private
streets that are platted or will be platted as part of the development of the property, open space,
recreational areas, and parks provided within the development.
Table 5
Residential Density
#Units Net Residential
(Based on 15.7 acres) (1)
Gross Residential
(Based on 19.5 acres)
Overall PD
(Based on 22.8 acres)
360 22.9 18.5 15.8
Note 1: Does not include the detention pond per UDC definition, but detention pond is included in open
space calculation.
3. Permitted, Conditional and Accessory Uses
A. Only those permitted, conditional, and accessory uses as may be allowed in the UDC MF zoning
classifications are allowed.
B. Only those uses listed in the PD, below, are allowed in the GB District within the Commercial
Reserves:
o Accessory & Incidental Uses
Social & Recreational Building
o Entertainment & Recreational Uses
Page 9 of 16
Commercial Amusement Indoor
Dinner Theatre
Recreation Center
Civic Club
Learning Center for Fine or Performing Arts
Theatre for the Performing Arts
o Automobile Related Uses
Auto Accessories and/or Parts (Only Retail Sales in building, no outside storage or
display, no repair)
Auto Glass Repair/Tinting (Indoor) (requires CUP)
Auto Interior Shop/Upholstery (Indoor) (requires CUP)
Auto Parts Sales – Indoors (requires CUP)
Auto Rental
Auto Wash Self Service (Not allowed on Magnolia facing GB tract, only Manvel
tract) (requires CUP)
o Office Uses & Professional Services:
Clinic, Medical or Dental
Credit Agency
Emergency Care Clinic
Financial Institution (with or without Motor Bank Service)
Office/Clinic, Veterinarian – No outside Pens
Security Monitoring Company – No outside Storage
Telemarking Agency
General office & professional services
o Personal & Business Service Uses
Automobile Driving School
Barber/Beauty Shop/Tanning Studios (No Related School/College)
Gym/Health Club (Physical Fitness; Indoors Only)
Microblading
Seamstress, Tailor or Laundry Dry Cleaning (Retail Only – Drop Off/Pick Up)
Studio or Learning Center for Fine or Performing Arts
o Retail or Business Services
Animal Hospital – No outside Pens (requires CUP)
Antique Shoe – No Outside Storage
Art Museum, Dealer or Studio
Bakery (Wholesale/Retail)
Cafeteria
Catering Service
Coffee Roasting
Copy/Printing Shop
Convenience Store
Department Store
Page 10 of 16
Resale/Consignment Shop
Furniture and/or Appliance Store (Retail or Rental Only, Indoor Only)
Food Sales On or Off Premise
Food Store/Supermarket
Garden Shop & Outside Plant Sales (i.e. Plant Nursery)
General Retail Store
Hardware Store
Jewelry Store
Liquor/Package Store (requires CUP)
Laundromat (self-service laundry)
Medical Appliance & Sales
Micro-Brewery/Micro Distillery/Micro Winery (requires CUP)
Piano & Musical Instruments (Retail only)
Pet Shop – Small Animals Birds or Fish
Restaurant (With or without Drive-thru service)
Stone Monuments – Indoor Sales Only
Seamstress, Tailor or Laundry Dry Cleaning (Retail Only – Drop Off / Pick Up)
o Institutional & Governmental Uses
Adult Day Care Center (Business)
Child Day Care Center (Business)
Day Care Nursery
Church, Temple, or place of worship
Other government building or use
Library, Public or Museum (Indoor)
Municipal Public Administration Offices
C. Only those uses listed in the PD, below, are allowed in Flex Office / Live-Work Use building:
o Office Uses & Professional Services:
Clinic, Medical or Dental
Credit Agency
Emergency Care Clinic
Financial Institution (with or without Motor Bank Service)
Office/Clinic, Veterinarian – No outside Pens
Security Monitoring Company – No outside Storage
Telemarking Agency
General office & professional services
o Personal & Business Service Uses
Automobile Driving School
Barber/Beauty Shop/Tanning Studios (No Related School/College)
Gym/Health Club (Physical Fitness; Indoors Only)
Microblading
Seamstress, Tailor or Laundry Dry Cleaning (Retail Only – Drop Off/Pick Up)
Studio or Learning Center for Fine or Performing Arts
Page 11 of 16
o Retail or Business Services
Animal Hospital – No outside Pens (requires CUP)
Antique Shoe – No Outside Storage
Art Museum, Dealer or Studio
Catering Service
Copy/Printing Shop
Convenience Store
Furniture and/or Appliance Store (Retail or Rental Only, Indoor Only)
Food Sales On or Off Premise
Food Store/Supermarket
Garden Shop & Outside Plant Sales (i.e. Plant Nursery)
General Retail Store
Hardware Store
Jewelry Store
Medical Appliance & Sales
Piano & Musical Instruments (Retail only)
Pet Shop – Small Animals Birds or Fish
Stone Monuments – Indoor Sales Only
Seamstress, Tailor or Laundry Dry Cleaning (Retail Only – Drop Off / Pick Up)
o Institutional & Governmental Uses
Adult Day Care Center (Business)
Child Day Care Center (Business)
Day Care Nursery
o Other uses not listed above but allowed in OP District may be considered via Conditional
Use Permit.
Ill Design Standards
A. Design Guidelines:
1.Design Plan (Exhibit 3 and 3B): The conceptual site plan for the PD (the “Design Plan”)
provides for a total of nine (9) multi-family buildings; one (1) residential Club House building
containing amenities and leasing office; one (1) Flex Office / Live-Work Use building; two (2)
Commercial Pad sites in the GB tracts; and surface parking spaces. All buildings are labeled
and identified in the Design Plan for reference herein. The final Design Plan shall conform
materially to the conceptual Design Plan shown herein.
a. Building heights:
i. Multi-family buildings: Buildings 1, 2, and 3 shall be a minimum of three (3)
stories and a maximum of four (4) stories. All other multifamily buildings shall
be a minimum of two (2) stories and maximum of four (4) stories
ii. The Flex Office / Live-Work Use building shall be a maximum of two (2) stories
with max height of 30 ft.
iii. The Club House amenity and leasing office building, and future buildings
Page 12 of 16
developed on the Commercial Pad sites are allowed to be single-story with a
maximum height of 20 feet.
b. Ingress / Egress:
i. There are two planned access points to the property, as depicted on the Design
Plan. The primary access point is along Magnolia Parkway and is aligned with
an existing median curb cut on Magnolia Parkway. A secondary entrance will
exist along Manvel Road. Final locations will be determined per the City’s
Engineering Design Manual.
c.Building locations placement:
i.There shall be no material change in the building footprints placements for
Buildings 1, 2, & 3 facing Magnolia Parkway, which have been placed
lengthwise along Magnolia Parkway to screen the parking spaces within the
PD from the street. The location and footprint of the balance of the buildings
within the PD are general.
d.Guidelines for Buildings 1, 2, & 3 Facing Magnolia Parkway: The following guidelines
for Buildings 1, 2, and 3 must be strictly adhered to in the PD.
i. Balconies: Patio balconies are prohibited along the facades facing Magnolia
Parkway. Only “juliette” balconies are permitted with a maximum depth of two
and one half (2.5) feet. Notwithstanding the foregoing, full size patios are
permitted on the rear sides of Buildings 1, 2, and 3 facing the interior of the site
plan.
ii. HVAC Condensers: No HVAC condensers are allowed to be visible from
Magnolia Parkway; they shall be placed on the roof and screened from view.
iii. No Direct Access Unit Doors: Units shall be accessible via internal corridors
only. No external access to individual units.
b. Building Materials
i. Facades for Buildings 1, 2, 3 Facing Magnolia Parkway:
1. Shall conform to the UDC and Magnolia Road Corridor Overlay District
and shall be 85% masonry (see definition below).
ii. Facades for all other buildings:
1. Minimum masonry shall be 50%.
iii. Definition of “masonry” for the PD: masonry or masonry veneer (including brick,
natural or cast stone material and textured CMU block), glass, solid fiber
cement panel, or stucco on the elevation’s exterior plane. Solid fiber cement
panels can account for a maximum of 20% of the masonry requirement.
c.Lighting Plan:
i. Site lighting (parking lots and along private street/access easement) will follow
the character established by the existing traffic signals lights at the
Magnolia/FM 1128 intersection.
d. Multifamily Unit Mix:
i. The unit mix may consist of a mix of studios, 1-bed, 2-bed, and 3-bed unit floor
plans at the discretion of the Developer, but within the ranges outlined in Table
5A in the PD, below. The “Minimum Percent (%) of Total Units” and “Maximum
Page 13 of 16
Percent (%) of Total Units” is established for each floor plan type. For example,
pursuant to Table 5A below, 40% of all units at the property must be a 1-bed
floorplan and no greater than 75% of all units at the property may be a 1-bed
floorplans. The preliminary unit mix is outlined in the “Targeted Percent (%) of
Total Units” column in Table 5A below. The allowable ranges are generally in
line with existing inventory as evidenced by the unit mix data from CoStar
analytics provided in Exhibit 12 herein, which was analyzed to show the
weighted average, minimum, and maximum unit mix percentages by floor plan
type for 36 residential properties totaling more than 9,000 units in a roughly 5-
mile radius from the subject Property. These calculations have been made for
"all inventory” and “inventory since 2010” (see Exhibit 12).
Table 5A – Unit Mix Allowable Range & Targeted Unit Mix
2.Landscape, Open Space, Pedestrian Connectivity & Amenity Plan (Exhibit 4): The PD shall
provide (i) the addition of six (6) foot wide trails providing circulation throughout the PD,
connecting the Pocket Park on the east to the amenitized detention pond on the west; and (ii)
enhancement of the existing sidewalk along Magnolia Parkway.
3.Pocket Park (Exhibit 5): Features of the Pocket Park include (i) numerous bench seating areas
and large shade structure, (ii) public surface parking lot with 12 standard spots and 1 handicap
spot; (iii) bicycle racks: (iv) a “learning station” creating opportunity for placards about local
vegetation and wildlife; and (v) enhanced landscaping, including harvest trees.
4.Fencing Plan (Exhibit 6): The MF portion of the PD will be gate secured from the public as
shown in the Fencing Plan, using a combination of various fencing types.
5.Monument Signage Plan (Exhibit 7): The MF portion of the PD will have one location for
monument signage at the entry to the PD along Magnolia Boulevard. Signage for the
Commercial Pads shall match the materials used for the MF portion of the PD, and shall
otherwise comply with the portion of the Unified Development Code pertaining to signage for
General Business zoning classifications.
6.Tree Plan (Exhibit 8): The PD will provide for a mix of shade trees, ornamental trees, and
harvestable trees as shown conceptually in the Tree Plan. Further information on the Tree Plan
is outlined in Table 7 below.
7. Compatibility of General Business Tract with Multi-family Tract & Surrounding Area. The
GB Tract containing the Commercial Pads shall be required upon development to abide by the
Page 14 of 16
following enhancements.
1. Future Façade materials to match façade materials within the adjoining developed
parcels
2. Landscaping Materials to that of UDC guidelines enhanced by 20%
3. Light fixturing to match that established in adjoining commercial parcel (gas station
parcel).
8.Renderings (Exhibit 11): Conceptual renderings have been provided herein in Exhibit 11
illustrating the architectural design intent of the Multifamily Buildings and the Pocket Park. These
renderings are not intended to depict exact building pads or layouts but are intended to convey
the quality and architectural intent.
B. Design Enhancements:
Table 7 below contains the design enhancements, amenities, and recreational facilities that will be
incorporated into the Design Plan of the community.
Table 6
Design Enhancements, Amenities, and Recreational Facilities
Item General Location
Major (Type 1) Trailhead referred to herein
as the Pocket Park, which will be dedicated
to the City of Pearland. The Pocket Park
consists of 1.6 acres with pervious public
parking spaces, a shade structure, bench
seating areas, harvestible landscaping, and a
bike repair station
Western corner of property along Magnolia
Parkway
Boutique flex office workspace open to public
but conveniently located for residents
North east corner of site along Magnolia
Parkway
Large private resident recreational swimming
pool with in-water lounge chairs
Interior of site
Private resident clubhouse Interior of site
Private resident fitness center Interior of site
Amenitized detention pond with walking trail ,
benches, and shade trees Southeast boundary line facing Mary’s creek
Exterior Masonry color scheme to match the
character and architecture of new homes in
the area along with existing commercial retail
Along Magnolia Parkway and carried
throughout interior of site
Poolside pavilion with BBQ grills Interior of site
Hammock Gardens Interior of site
Page 15 of 16
Car/Dog wash station Interior of site
Multipurpose sports court Southern Boundary of site south of Building #5
& #6
Parcel lockers for Amazon deliveries Interior of site
Keyless entry to units and common area
doors Interior of site
Controlled access for vehicle entry/exit with
EZ tag reader system Primary and Secondary entrance/exit
Large private fenced in yards for select 1st
floor units on the interior of the property
serving residents.
TBD locations throughout property, excluding
units facing Magnolia.
Commitment to incorporating the history of
Pearland into the interior design of the
clubhouse
Interior of site
Table 7 Landscaping Enhancements
PROVIDED LANDSCAPING BY AREA
Open Space/ Park Areas
Landscaping - Parks/OS/Amenitized pond 8.9 acres
* In addition to the above additional landscaping, 22 - 2.5" caliper shade trees and 62 - 1.5”
caliper ornamental trees will be provided
**In addition to the UDC tree requirements, we have included 20 harvest/fruit trees to act as
an extension of the edible trail. The trees will be selected based on Texas A&M agrilife
suggestions for the Pearland soil type and climate.
Magnolia Parkway Frontage
Landscape area - Magnolia Parkway 80,000 Square Feet (SF)
* In addition to the above additional landscaping, 60 - 2.5" caliper shade trees and 95 - 1.5”
ornamental trees will be provided as required (shade 1"/10' and ornamental 1"/ 15')
**the 80,000 sf of landscaped area along Magnolia Parkway is included in the 7.3 acre
landscaped area identified in the Open Space/Park Area calculations above
Manvel Road Frontage
Landscape area - Manvel Rd 8,000 Square Feet (SF)
* In addition to the above additional landscaping, 8 - 2.5" caliper shade trees and 9 - 1.5”
caliper ornamental trees will be provided as required (shade 1"/10' and ornamental 1"/ 15')
Utilities
It is the developer's intent to minimize the visual intrusion of overhead power lines while adhering to
standard Centerpoint Energy regulations and requirements regarding the provision of electrical service
to residential subdivisions. All utilities will be underground on the private property and owner/developer
will bear the cost for this improvement.
C. Unified Development Code Compliance
Page 16 of 16
●The property will conform to the requirements of the Unified Development Code unless
specifically called out in this PD.
IV Required Dedications
●No right of way dedications for public streets are contemplated by the PD.
●A dedication of 1.6 acres for a Major (Type 1) trailhead is planned, which is referred to herein as
the Pocket Park (Exhibit 5) and described herein.
●Property has already been dedicated for Brazoria Drainage District 4 required for the planned
detention pond (to be independently verified).
V Phasing Schedule
●The Commercial Pads identified in the Design Plan will be platted at the same time as the
multifamily development but will be developed separately from the balance of the PD at some
point in the future.
VI Exhibits
1. Existing Zoning
2. Proposed Zoning
3. Design Plan
3B. Design Plan – Commercial Pad Site Plan
4. Landscape, Open Space, Pedestrian Connectivity & Amenity Plan
5. Pocket Park - Trailhead Plan
6. Fencing Plan
7. Signage Plan
8. Tree Plan
9. Metes and Bounds Description
10. Plat of Survey
11. Renderings
12. Unit Mix Data
8.9
" "
" "! " " " "
$ "$
$ ! $$
$ $
$ #$ $ $ "$
$
$
"
" " !" "
" ""
"
) ! / //
/./"
# #
# #! # #
' ("$ /*,/
) $/(+* (( / ""/ / * ( ) $* ! &#/ /! (*-/ ( /' (!$ /*,/ /
/
%/ % /
"# )%')
$ )#&%##) )
)%#$ % ! )
) #%()#)"# )%'))
)
) )
+,
%( (0<"+("<*"<
!"
8 <:<
,7/ 2 2,2 ;&)2$2 222,2#22!22
2.22 2$2'22)2<3333333333<64!5-2#2
&2 2 2,12<3333333333333333<
9 $% !,'),
&!,%('%%, ,
,'%&!' # , , %'*,%,$% !,'),,
,
", " ,
!"
,^ +
,4)
J K
/+^4FL
IG^HM1N;&?O:@P#Q-0=R$"57< 'E(S^)*^TUVW8XC 69
>DBYZ[ .!\%A]3 2
4 4 44 4-4 #
4 4
4 % 4 4 4.4*4
44*4 " 4 4/$ 4 % 4
(014 !4 4424
4& "4&434
" "
" "! " " " "' ''' '' '&'4 %!#%
% "! %%
%! ! %
% !$% % %!#%
%
%
"
" " !" "
" ""
"
" "
"
""
EXHIBIT 9
METES AND BOUNDS DESCRIPTION
22.6277 ACRES
LOCATED IN THE
H.T. & B.R.R. Co. SURVEY, A-547,
CITY OF PEARLAND,
BRAZORIA COUNTY, TEXAS
Being a tract or parcel of land containing 22.6277 acres of land or 985,662 square feet, located in the H.T. &
B.R.R. Co. Survey, Abstract 547, Harris County, Texas, Said 22.6277 acre tract being out of and a part of a
called 8.7166 acre tract of record in the name of Magnolia 8.7166 Acres, L.P. in Brazoria County Clerk’s
(B.C.C.F.) Number 200913537, being out of and a part of a called 22.4075 acre tract of record in the name of
Signature, Eubanks & Associates, Ltd. in B.C.C.F. Number 2006028088 and being all of Lot 2 in the Minor Plat
of Magnolia Commons, a subdivision duly of record in Document Number 2019059903 in the Map Records of
Brazoria County, Texas; Said Lot 2 of record in the name of Magnolia 15.512 Acres, Ltd. in B.C.C.F. Number
2007012458; Said 22.6277 acre tract being more particularly described as follows (bearings based on the Texas
State Plane Coordinate System, South Central Zone (NAD83)):
BEGINNING, at the southeast corner of both the herein described tract and aforesaid Lot 2, being the
northeast corner of a called 0.2138 acre tract of record in the name of Brazoria County Drainage District No. 4
in B.C.C.F. Number 2019055400 and being on the west Right-of-Way (R.O.W.) line of Manvel Road;
THENCE, coincident the south line of the herein described tract, South 87 degrees 20 minutes 01 seconds
West, a distance of 2,560.32 feet to the southwest corner of the herein described tract and being on the most
westerly east line of a called 3.8000 acre tract of record in the name of Brazoria County Drainage District No. 4
in B.C.C.F. Number 2022046079;
THENCE, coincident the west line of the herein described tract and the most westerly east line of aforesaid
3.8000 acre tract, North 02 degrees 34 minutes 59 seconds West, a distance of 33.82 feet to the northwest
corner of the herein described tract and being on the south R.O.W. line of Magnolia Parkway (120 feet wide);
THENCE, coincident the north line of the herein described tract and the south R.O.W. line of aforesaid
Magnolia Parkway, the following three (3) courses:
1. Coincident a curve to the left, an arc length of 1,097.25 feet, having a radius of 2,060.00 feet, a
central angle of 30 degrees 31 minutes 06 seconds and a chord bearing of North 70 degrees 02
minutes 36 seconds East, a distance of 1,084.33 feet to the point of reverse curvature;
2. Coincident aforesaid curve to the right, an arc length of 1,102.16 feet, having a radius of
1,940.00 feet, a central angle of 32 degrees 33 minutes 04 seconds and a chord bearing of North 71
degrees 03 minutes 34 seconds East, a distance of 1,087.39 feet;
3. North 87 degrees 20 minutes 08 seconds East, a distance of 216.20 feet to the northeast corner
of both the herein described tract and aforesaid Lot 2 and being the northwest corner of Lot 1 in
aforesaid subdivision;
THENCE, coincident the west line of aforesaid Lot 1, South 02 degrees 37 minutes 43 seconds East, a
distance of 259.98 feet to a 5/8 inch iron rod found for the southwest corner of said Lot 1;
THENCE, coincident the south line of aforesaid Lot 1, North 87 degrees 21 minutes 12 seconds East, a
distance of 265.81 feet to the southeast corner of said Lot 1 and being on the west R.O.W. line of aforesaid
Manvel Road;
THENCE, coincident the east line of both the herein described tract and aforesaid Lot 2, and the west R.O.W.
line of aforesaid Manvel Road, South 02 degrees 33 minutes 51 seconds East, a distance of 400.75 feet to the
POINT OF BEGINNING and containing 22.6277 acres of land.
1244 NORTH POST OAK ROAD, STE. 200HOUSTON, TEXAS 77055www.grullersurveying.comPROFESSIONAL LAND SURVEYINGEXHIBIT 10
EXHIBIT 12 – Unit Mix Data
Note: CoStar Analytics is the source of the unit mix data below, shown for 36 residential projects totaling
over 9,000 units in the approximate 5‐mile radial area surrounding the Manvel / Magnolia Parkway
intersection. **Develop makes no representation whatsoever to the accuracy of the data presented
below in Exhibit 12.
INVENTORY SINCE 2010 % Studios % 1‐Bed % 2‐Bed % 3‐Bed % 4‐Bed
Wtd. Average 0% 53% 39% 7% 0%
Min.0% 16% 14% 0% 0%
Max.0% 85% 70% 37% 0%
TOTAL INVENTORY % Studios % 1‐Bed % 2‐Bed % 3‐Bed % 4‐Bed
Wtd. Average 0% 45% 45% 10% 0%
Min.0% 16% 14% 0% 0%
Max.0% 85% 71% 37% 0%
Property Address Property Name Units Year Built % Studios % 1‐Bed % 2‐Bed % 3‐Bed % 4‐Bed
12900 Shadow Creek Pky Elan Shadow Creek Ranch 276 2022 0% 65% 35% 0% 0%
2760 County 94 Rd The Fordham at Silver Lake 190 2021 0% 56% 44% 0% 0%
12635 Shadow Creek Pky Larkspur at Shadow Creek 257 2020 0% 61% 39% 0% 0%
1930 Kingsley Dr Cortland Luxe Shadow Creek 324 2018 0% 39% 46% 15% 0%
1555 Cullen Blvd Townhomes at Lake Park 247 2018 0% 63% 36% 1% 0%
11745 Broadway St Watercrest at Shadow Creek Ranch 222 2017 0% 85% 14% 1% 0%
3333 Southfork Pky Southfork Lake Apartments 328 2017 0% 54% 40% 6% 0%
14220 S Wayside Dr Cypress Creek at Wayside Drive 200 2017 0% 24% 36% 33% 0%
2400 Business Center Dr Radius at Shadow Creek 350 2014 0% 63% 33% 3% 0%
12501 W Broadway St The Avenues at Shadow Creek Ranch 300 2013 0% 37% 44% 19% 0%
2500 Business Center Dr Retreat at Shadow Creek Ranch 370 2013 0% 46% 45% 9% 0%
2800 Brownstone Pl Pearland Senior Village 126 2012 0% 30% 70% 0% 0%
14155 Fayridge Dr Cypress Creek at Fayridge 152 2012 0% 16% 42% 37% 0%
11200 Broadway Residences at Pearland Town Center 234 2011 0% 66% 34% 0% 0%
2526 Business Center Dr Discovery at Shadow Creek Ranch 347 2010 0% 45% 50% 5% 0%
11900 Shadow Creek Pky Stella at Shadow Creek Ranch 392 2010 0% 69% 31% 0% 0%
4055 Village Dr Attiva Pearland 55+ Active Living 126 2008 0% 60% 40% 0% 0%
2020 Business Center Dr Villas at Shadow Creek 560 2006 0% 38% 50% 12% 0%
3800 County Road 94 Cobblestone 562 2005 0% 45% 50% 6% 0%
2920 Oak Rd Lakeside Pointe 274 2005 0% 19% 44% 37% 0%
3525 S Sam Houston Pky EBrookside Gardens Apartments 240 2005 0% 20% 45% 35% 0%
2414 County Road 90 Summerwind Apartments 197 2004 0% 37% 45% 19% 0%
9720 Broadway St Southwind at Silverlake 312 2003 0% 38% 51% 10% 0%
1710 Old Alvin Rd OakBridge Apartments 158 2003 0% 41% 54% 5% 0%
2850 Oak Rd The Reserve at Tranquility Lake 314 2003 0% 36% 55% 10% 0%
2800 Tranquility Lake Blvd 2800 Tranquility 212 2002 0% 36% 43% 21% 0%
2900 Pearland Pky Sandestin at Pearland 239 1999 0% 50% 40% 10% 0%
10000 Broadway St St. Andrews Apartments 472 1999 0% 41% 49% 10% 0%
6520 Broadway St Westlake Residential 256 1999 0% 47% 38% 16% 0%
2525 Barry Rose Rd The Remington 152 1992 0% 47% 37% 16% 0%
2902 Whispering Winds Dr Whispering Winds Apartments 286 1986 0% 34% 58% 8% 0%
2502 Alexander Ln Strawbridge 171 1983 0% 44% 53% 2% 0%
3512 E Broadway St Silver Maples 152 1977 0% 36% 58% 7% 0%
2701 Old Alvin Rd Pearland Village Apartments 130 1977 0% 44% 56% 0% 0%
3340 E Walnut St Park Place 101 1972 0% 21% 71% 8% 0%
3510 E Broadway St Salem Village 142 1972 0% 32% 60% 8% 0%