2006-05-15 Planning and Zoning JPH No. 18Z AGENDA - JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE
PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND,
TEXAS, TO BE HELD MAY 15, 2006, AT 6:30 P.M., IN THE COUNCIL
CHAMBERS, CITY HALL, 3519 LIBERTY DRIVE, PEARLAND, TEXAS
I. CALL TO ORDER
II. PURPOSE OF HEARING
Zone Change No. 18Z
A request by Alan Mueller, applicant for Riverstone Land Investors, Ltd., SHS, and
Green Shadows Corporation, owners, and portions of the property initiated for a
zone change by the City of Pearland, for an amendment to Ordinance No. 2000M,
the Zoning Map of the City of Pearland, for approval of a change in zoning district
from classification Single Family Estate District(R-E)to Single Family Residential—
1 District (R-1), on the following described property, to wit:
Legal Description: 643.1 acre tract of land, out of the T. J. Green Survey,
Abstract 290, Harris County, Texas, being all of that certain
called 663.1 acres of land, same being Lots 1 thru 103 and
Lots 108 thru 122 in the Allison Richey Gulf Coast Home
Company Subdivision, recorded in Volume 4, Page 48, in the
Map Records of Harris County, Texas, City of Pearland, Harris
County, Texas
General Location: Generally Located on the East Side of Pearland Parkway, on
the West Side of Country Club Drive, and on the North Side of
Clear Creek
III. APPLICATION INFORMATION AND CASE SUMMARY
A. STAFF REPORT
B. APPLICANT PRESENTATION
IV. PERSONS WISHING TO SPEAK FOR OR AGAINST THE PROPOSED
REQUEST
V. COUNCIL/PLANNING COMMISSION/STAFF DISCUSSION
VI. ADJOURNMENT
This site is accessible to disabled individuals. For special assistance,
please call Young Lorfing, City Secretary, at 281-652-1655 prior to the
meeting so that appropriate arrangements can be made.
JOINT PUBLIC HEARING AGENDA ITEM
MEETING OF MAY 15, 2006
Zone Change No. 2006-18Z
TO: City Council
Planning and Zoning Commission
SUBJECT: A request by Alan Mueller, applicant for Riverstone Land
Investors, Ltd., SHS, and Green Shadows Corporation, owners,
and portions of the property initiated for a zone change by the
City of Pearland, for an amendment to Ordinance No. 2000M,
the Zoning Map of the City of Pearland, for approval of a change
in zoning district from classification Single Family Estate District
(R-E) to Single Family Residential — 1 District (R-1)
LEGAL 643.1 acre tract of land, out of the T. J. Green Survey, Abstract
DESCRIPTION: 290, Harris County, Texas, being all of that certain called 663.1
acres of land, same being Lots 1 thru 103 and Lots 108 thru 122
in the Allison Richey Gulf Coast Home Company Subdivision,
recorded in Volume 4, Page 48, in the Map Records of Harris
County, Texas, City of Pearland, Harris County, Texas
GENERAL Generally Located on the East Side of Pearland Parkway, on the
LOCATION: West Side of Country Club Drive, and on the North Side of Clear
Creek
APPROVAL PROCESS: After this Joint Public Hearing, the requested zone change
application will be considered as follows:
Planning and Zoning Commission: May 15, 2006*
City Council for First Reading: June 12, 2006*
City Council for Second Reading: June 26, 2006*
(*dates subject to change if item is tabled)
SUMMARY: The applicant is requesting a change in zoning on the subject property for a
Single Family Residential— 1 District(R-1). The subject property is currently undeveloped.
JPH 05-15-06
2006-18Z
Page 1
The applicant has indicated that they plan to use the subject tract for a residential
development.
The subject property is currently zoned as Single Family Estate District (RE).
The subject property consists of approximately 643 acres of land. The applicant owns a
large portion of the subject property and is requesting that it be zoned as R-1 . The City is
initiating the zoning to R-1 for the remainder of the property that is not currently owned by
the applicant. One of the attached maps indicates the properties owned by the applicant.
On March 27, 2006, the City entered into an agreement with the applicant, under
Resolution R2006-43, which outlines many development related items. The development
agreement states that the applicant intends to change the zoning to R-1 and develop the
subject property with single family residences. The agreement also outlines the
development of streets and parks within the area, as well as a possible San Jacinto
College site.
SURROUNDING ZONING AND LAND USES:
* surrounding zoning districts based on the new map adopted February 27, 2006
Zoning Land Use
North Out of City Limits (City of Single family residential lots
Houston or Harris County)
South Single Family Residential — 2 Largely undeveloped tracts; single
District (R-2); Office and family residences
Professional District (OP);
General Business Retail
District (GB)
East Single Family Residential — 1 Single family residences within the
District (R-1); Single Family Green Tee residential subdivision
Residential — 4 District (R-4)
West Single Family Estate District Undeveloped land
(RE)
CONFORMANCE TO UNIFIED DEVELOPMENT CODE (UDC): The applicant is
requesting an R-1 zoning district. The minimum lot size for the R-1 district is 8,800 square
feet and the minimum lot width is 80 feet.
JPH 05-15-06
2006-18Z
Page 2
The applicant has indicated, and the development agreement also states, that they
applicant may be interested in developing the residential lots as a cluster development.
The purpose of a cluster development is to allow the use of density standards in
substitution for minimum lot size standards. The average net density of dwelling units per
acre permitted for a cluster development in the R-1 district is 3.2 units. A cluster
development plan would be submitted to the Planning and Zoning Commission for
consideration.
The associated development agreement guarantees that the applicant would develop the
property as a cluster development. A Planned Development District (PD) would ensure
any specific details of the development. The applicant chose not to request a PD district.
The applicant will be required to comply with all other requirements of the Unified
Development Code.
Under the current zoning of the property, RE, a cluster development would allow 1.3 units
per acre.
PLATTING STATUS: Based on the legal description submitted with the zone change
application, it appears that the subject property has not been platted. The subject property
will need to be platted in accordance with the Unified Development Code, Chapter 3,
Subdivision Regulations. The developer or applicant will be responsible for the submittal of
a plat and appropriate construction plans for the subject property.
CONFORMANCE TO THE COMPREHENSIVE PLAN: The Comprehensive Plan (2004
update adopted on July 26, 2004) recommends "1/2 Acre Lots Suburban Residential" for
the subject property. The Comprehensive Plan further indicates that the appropriate
zoning districts for"1/2 Acre Lots" is the Single Family Estate District(RE). Therefore, the
proposed zone change for R-1 does not conform to the Comprehensive Plan designation.
However, the approved development agreement, approved by the City Council on March
27, 2006, indicates that the R-1 is acceptable for the subject property.
CONFORMANCE TO THE THOROUGHFARE PLAN: The subject property will have
frontage on the extension of Barry Rose Road (south), also known as Hughes Road
(north), a secondary thoroughfare with an ultimate right-of-way of 100 feet. The
Thoroughfare Plan also indicates that a 60 foot wide collector street should be located
within the subject property.
JPH 05-15-06
2006-18Z
Page 3
No other roadways affect the subject property.
AVAILABILITY OF UTILITIES: There are currently water lines and sewer lines available in
various areas surrounding the development.
Availability and adequacy of utilities will be reviewed during the review of subdivision plats
and construction plans submitted for the subject property.
IMPACT ON EXISTING AND FUTURE DEVELOPMENT: The proposed zone change to
R-1 is consistent with the approved development agreement for the subject property.
The development agreement indicates that the current RE zoning of the property would
allow approximately 1,170 single family residential lots. The proposed R-1 district would
allow up to 1,968 single family residential lots. The developer agreed to limit the number of
single family homes to 1,600 for the entire property, and allows for a reduction to 1,200
single family lots if San Jacinto college locates on the subject property.
The subject property is bordered on the south side by Clear Creek, and on the west side by
the future extension of Barry Rose Road/Hughes Road. The property to the north is
developed with single family residential lots that appear to be in the size range of 5,000 to
7,000 square feet. The lots within Green Tee along Country Club Drive that are zoned as
R-4 have a minimum lot size of 5,000 square feet, and the rest of the lots in Green Tee are
zoned as R-1. Therefore, the proposed development should be compatible with the
surrounding residential neighborhoods.
However, since the Comprehensive Plan study has shown that the City lacks large
residential lots, this area seems to be best suited and appropriate for larger lots.
If the zone change is approved, the applicant will be responsible for the submittal of a
traffic impact analysis(TIA) in order to determine the impact of the proposed development
on adjacent roadways and adjacent properties, as well as the locations of driveways and
streets, and any roadway improvements such as turn lanes, signalization, and other similar
traffic related issues.
PUBLIC COMMENTS: Public notice/comment forms were mailed to property owners
within 200 feet of the subject property under consideration. A legal notice of public hearing
was published in the local newspaper, and a Zoning Sign was placed on the subject
property.
JPH 05-15-06
2006-18Z
Page 4
STAFF RECOMMENDATION: Staff recommends approval of the zone change for R-1, as
proposed by the applicant, for the following reasons:
1. The proposed zone change for R-1 would be consistent and compatible with
existing residential zoning districts and single family residential land uses within the
subject area.
2. Although contrary to the Comprehensive Plan designation of "1/2 acre residential"
uses, the approved development agreement stated the intent of the developer to
develop the subject property according to the R-1 district.
SUPPORTING DOCUMENTS:
• Notice of Public Hearing
• Zone Change Application
• Location Map
• Property Ownership Map
• Property Owner Notification List
• Ownership Exhibit
• Zoning Map
• Future Land Use Plan
JPH 05-15-06
2006-18Z
Page 5
CITY OF PEARLAND
3523 Liberty Drive (Community Center), Pearland, Texas 77581
281-652-1742 FAX 281-652-1702 www.cityofpearland.com
ZONE CHANGE NO. 2006-018Z
ez_ NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND
THE PLANNING AND ZONING COMMISSION OF THE CITY OF
PEARLAND, TEXAS, REGARDING:
A request by Alan Mueller, applicant for Riverstone Land Investors, Ltd.,
SHS, and Green Shadows Corporation, owners, and portions of the_
property initiated for a zone change by the City of Pearland, for an
amendment to Ordinance No. 2000M, the Zoning Map of the City of
Pearland, for approval of a change in zoning district from classification
Single Family Estate District (R-E) to Single Family Residential — 1 District
(R-1), on the following described property, to wit:
AIM
643.1 acre tract of land, out of the T. J. Green Survey, Abstract
290, Harris County, Texas, being all of that certain called 663.1
acres of land, same being Lots 1 thru 103 and Lots 108 thru 122 in
the Allison Richey Gulf Coast Home Company Subdivision,
recorded in Volume 4, Page 48, in the Map Records of Harris
County, Texas, City of Pearland, Harris County, Texas (Generally
Located on the East Side of Pearland Parkway, on the West Side of
Country Club Drive, and on the North Side of Clear Creek)
ems•°
PUBLIC HEARINGS WILL BE HELD IN THE
801111 COUNCIL CHAMBER OF CITY HALL
LOCATED AT
ibMit 3519 Liberty Drive, Pearland, Texas
Asia on
MONDAY, MAY 15, 2006, AT 6:30 P.M.
An application and map are enclosed for your information. This notice has
been sent to all owners of real property within 200 feet of the request, as
such ownership appears on the last approved city tax roll, in accordance
with notification guidelines established by City Ordinance and State law.
At said hearing, all interested parties shall have the right and opportunity
to appear and be heard on the subject. If you are unable to attend, but
wish to have your opinions made a part of the public record, please
complete the enclosed form and return it prior to the public hearing.
If you have any questions or need additional information please contact
the City of Pearland Planning Department at (281) 652-1742 or
tgrahmann@ci.pearland.tx.us.
City of Pearland
o L` �`ta�
:~ Community Development
, APPLICATION FOR 3523 Liberty Drive
. •,� :.ra i. ,4L_ - .,
ILI
ARI.AND A CHANGE IN ZONING (Community Center)
Pearland,Texas 77581
281-652-1768
<s r t 01\ 281-652-1702 fax
www.cityofpearland.com
Please check one:0 Change in Zoning Classification from: RE to: R
(list current zoning) (list proposed zoning)
0 Specific Use Permit Request for :
(list proposed use)
Property Information:
Address: Tax Account No. See- 4794.ch %sef
77 G,r.en Survey A-290 �P-�/
Subdivision: 4//;sal_ ee�, Gr
R:c4kL14 s/"/lo+ne Lot: VQ"/ow5 Block: 5 a .i7`
346d/146t ., 5ea 4ni.6-
**Attach a copy of the metes and bounds description, survey, or legal description'
Current use of property /
(type of structures on property): ayti.,c,// rt✓
Future/proposed use of property and reason for zone change: S.Y��-/e- d�rin,I, "-es 471 /
_ f'`r ,be ve_i p7 7;!- / ','`e?m�/t' 4.2�D� '4-3 U
1
PROPERTY OWNER INFORMATION: / APPLICANT INFORMATION:
NAME gi Leers nt. �nd _ar Ve5/e'Y5. !h NAME "Oa i„L/ler
ADDRESS 6//5" Sky/he Dr. 5u//- ADDRESS/// a 9,2T Sri//Jc b r
CITY gat57on STATE TX ZIP 05-7. CITY /�ev5fdA STATE ZIP 710L/,2
PHONE( .7/3 ) Z(— I/// PHONE(7i3 ) g.53 S03 /
FAX( Z/3 ) 62/— /36/ FAX( 7%3 ) 53 S 0,16
E-MAIL ADDRESS 5a0rfaJelr7 a)r/vcrw,7 c ertin.tion E-MAIL ADDRESS ciMNe/�ps'c��' /:jlie ;r,�a e.4•-t.
PETITION: As owner/agent, I hereby petition the City of Pearland for approval of the above described
request as provided for by the laws of the State of Texas and ordinances of the City of Pearland. I certify to
the best of my knowledge that this is a true description of the property upon which I have requested the
above checked ac ' . nderstand that I am fully sponsible,f,or the correctness of the legal description
given. _
Owner's S natu • -- ate: 'Hi rob
Agent's Signature: Au'
de,. Date:_ V,7/eb
OFFICE USE
//ONLY:FEES ik DATE '/ /�
PAID: 7��yr PAID: 744-0/U lv BY: NUMBER:
NUM ERTION QO� _/� 2
*"*APPLICATION IS CONSIDERED INCOMP E WITHOUT A METES AND BOUNDS L
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No. 2006-1$Z Map Prepared on April 24, 2006
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Property Owner Listing for a complete list of all notified.
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