HomeMy WebLinkAbout20251103 Planning and Zoning Commission Regular Meeting MinutesMINUTES OF THE REGULAR MEETING HELD IN -PERSON BY THE PLANNNG AND ZONING
COMMISSION OF THE CITY OF PEARLAND, TEXAS, MONDAY, NOVEMBER 3, 2025, AT
6:30 PM IN COUNCIL CHAMBERS, CITY HALL, 3519 LIBERTY DR.
CALL TO ORDER
Chairperson Derrell Isenberg opened the meeting for the Planning and Zoning Regular Meeting at
6:30 P.M.
In attendance were:
P&Z Chairperson Derrell Isenberg
P&Z Vice Chairperson Jenifer Ordeneaux
P&Z Commissioner Thomas Echols
P&Z Commissioner Henry Fuertes
P&Z Commissioner Jennifer Henrichs
P&Z Commissioner Trey Haskins
Also, present were Deputy City Attorney Lawrence Provins, Assistant City Attorney Katie Leiniger,
Assistant Engineer Francisco Reyes, Community Development Director Vance Wyly, Community
Development Deputy Director Martin Griggs, Planning Manager Katya Copeland, Senior Planner
Patrick Bauer, Senior Planner Katie Peterson, Planner I Aria Bernal, Planner I William Genitempo,
and Business Administrator Jennifer Danley.
CONSENT AGENDA
All items listed under the "Consent Agenda" are considered to be routine and require little or no
deliberation by the Planning and Zoning Commission. These items will be enacted / approved by
one motion unless a commissioner requests separate action on an item, in which event the item
will be removed from the Consent Agenda and considered by separate action (ix. Matters
removed from Consent Agenda). Approval of the Consent Agenda enacts the items of legislation.
Consideration and Possible Action - Excused Absences - Excuse the absence of
Commissioner Trey Haskins and Commissioner John McDonald from October 20, 2025, P&Z
Regular Meeting.
Consideration and Possible Action - Approval of Minutes - Approve the P&Z Regular Meeting
minutes from October 20, 2025.
Consideration and Possible Action - CPL2025-0270: Replat of Lot 1, Block 2 of 11500 Block
of Broadway Replat of Lot 2, Block 1 of Kirby Commons
A request by Sean Conley, Conley Land Services, LLC., applicant, on behalf of Slox Fund III
Westheimer, LP., owner; for approval of the Replat of Lot 1, Block 2 of 11500 Block of Broadway
Replat of Lot 2, Block 1 of Kirby Commons creating 2 lots on 1.6051 acres of land located west of
Broadway Bend Drive, north of Broadway Street, to wit:
Legal Description: A subdivision of a 1.6051 acres of land being a Replat of the Replat of Lot 2,
Block 1, of Kirby Commons, a subdivision per plat recorded under Doc. No. 2008033752 of the
B.C.P.R. situated in the H.T. & B.R.R. Co. Survey, Section 82, Abstract No. 565 in the City of
Pearland, Brazoria County, Texas.
General Location: 2940 Broadway Bend Drive, Pearland, Texas.
Consideration and Possible Action - RPL2025-0502: Final Plat of Lew Tract South Section 2
A request by RG Miller Engineers Inc., applicant; on behalf of Meritage Homes of Texas, LLC.,
owner; for approval of the Final Plat of Lew Tract South Section 2, creating 61 lots, 1 reserve and 3
blocks on 10.5778 acres located south of Old Massey Ranch Road and East of Harkey Road
described to wit:
Legal Description: A subdivision of 10.5778 acres of land located in the C.W. Groos Survey, A-
525, City of Pearland, Brazoria County, Texas.
General Location: South of Old Massey Ranch Road and East of Harkey Road, Pearland, Texas.
Commissioner Isenberg called for a motion to approve the Consent Agenda. Commissioner
Echols made a motion to approve the Consent Agenda A-E with the removal of Item D, and
Commissioner Henrichs seconded the motion.
Motion passed 5-0.
ITEMS REMOVED FROM THE CONSENT AGENDA
Consideration and Possible Action - RPL2025-0434: Preliminary Plat of Menon Enclave
A request by Amanda Rabius of Windrose Land Services, applicant, on behalf of Pearland Amie
Land, LLC., owner, for approval of a Preliminary Plat of Menon Enclave creating 10 single family
lots and 4 reserves on 2.518 acres of land located south of Amie Lane, west of McLean Road, and
east of Berry Road, to wit:
Legal Description: A subdivision of 2.518 acres/109,689 square feet situated in the H.T. & B.R.R.
Co. Survey, Section 25, Abstract No. 245, Brazoria County, Texas.
General Location: South of Amie Lane, West of McLean Road, and East of Berry Road, Pearland,
Texas.
Deputy City Attorney Provins explained that the preliminary plat was originally believed to meet all
requirements for inclusion on the consent agenda. A similar plat had been previously approved by
the Planning and Zoning Commission, with the primary difference being the southern boundary.
Staff recommended conditional approval of the plat to include an adjacent lot along the southern
boundary. The revised plat will result in an 11-lot boundary with updated acreage, consistent with
the 2022 preliminary plat, and staff's condition requires that the additional acreage be included
prior to final plat submission.
Commissioner Isenberg called for a motion to approve item D of the Consent Agenda.
Commissioner Fuertes made the motion to approve item D with staffs conditions, and
Commissioner Echols seconded the motion.
Motion passed 6-0.
NEW BUSINESS
Chairperson Isenberg read into the record the item on Consideration and Possible Action —
Conditional Use Permit Application: CUP2025-0449.
Consideration and Possible Action - Conditional Use Permit Application: CUP2025-0449
Public Hearing: A request by Austin Britt, applicant, on behalf of Anthony Guiliani, owner, for
approval of a Conditional Use Permit (CUP) for Restaurant (with Drive-Thru Service) use within the
Neighborhood Service zoning district, on 1.189 acres of land, to wit:
Legal Description: Being a 1.189 acres, or 51,782 square feet more or less, being a portion out of
9.6135 acre tract, conveyed to G and G Partners Development, LLC, as described in a deed
recorded in Brazoria County Clerk's File No. 2017043843 of the Official Public Records of Brazoria
County, Texas, situated in the Warren DC Hall Survey, Abstract No. 70, in the City of Pearland,
Brazoria County, Texas.
General Location: 3203 Dixie Farm Road, Pearland, Texas.
Senior Planner Peterson presented the staff report with exhibits and explained that the request
was for approval of a Conditional Use Permit (CUP) for a fast-food restaurant with drive-thru
service within the Neighborhood Services (NS) District. She noted that staff received one written
comment in favor and thirty-three in opposition, reviewed the property history, and summarized
the site plan and landscaping. Ms. Peterson stated that the proposed CUP meets five and may
meet two of the approval criteria outlined in the Unified Development Code (UDC) and
recommended approval with the following conditions:
1. The exterior building facades shall be developed in substantial conformance with materials
as depicted in facade renderings, and all COD requirements for articulation met.
2. A hedge row be provided to screen a minimum of thirty-five percent (35%) of the length of
the parking lot along the southwestern property line in accordance with UDC Section
4.2.2.4.(d)(2). The required side lot screening may be grouped and dispersed randomly.
3. Cross access be provided be provided to Lot 1 to the northeast, as is required by the Dixie
Farm Commercial Subdivision plat.
4. Gravel shall be limited to 172 SF as shown on the Landscape Plan (menu board island
near the drive-thru).
5. Any infrastructure improvements which result from the Traffic Impact Analysis shall be
provided by the developer.
Applicant Connor McBride of Pape -Dawson Engineers, 2107 Citywest Blvd. Third Floor, Houston,
Texas 77042, was present in person in Council Chambers to present to the Planning and Zoning
Commission. Mr. McBride discussed the development of the property.
Chairperson Isenberg called for public input.
Resident Christine Scruggs, 3808 Pine Branch Drive, Pearland, Texas 77581, spoke in opposition,
citing traffic, noise, odor, and rodent concerns, and noted an excess of fast-food restaurants in the
area.
Resident Pat Lopez, 3209 Dixie Farm Road, Pearland, Texas 77581, spoke in opposition, citing
traffic, stormwater drainage, and detention concerns, and requested a Traffic Impact Study prior to
approval.
Resident Sonia Clauson, 3606 Pine Stream Drive, Pearland, Texas 77581, spoke in opposition,
citing increased traffic and overabundance of fast-food establishments.
Commission discussion included clarification questions, drainage requirements, and confirmation
that the Comprehensive Plan designates the site as a Commercial Center place type.
There was no further discussion from Staff, Planning and Zoning Commission, or public input.
Chairperson Isenberg read into the record the item on Consideration and Possible Action —
Conditional Use Permit Application: CUP2025-0449. Vice Chairperson Ordeneaux made a motion
to approve the CUP, and Commissioner Henrichs seconded the motion.
Commissioner Fuertes made the motion to amend the approval to include staff conditions, and
Commissioner Haskins seconded the motion.
The motion to amend passed 5-1.
Chairperson Isenberg called for a vote on the amended motion.
Amended motion passed 5-1.
Chairperson Isenberg read into the record the item on Consideration and Possible Action —
Conditional Use Permit Application: CUP2025-0453.
Consideration and Possible Action - Conditional Use Permit Application: CUP2025-0453
Public Hearing: A request by Enrique and Lisa Cruz, owners, for approval of a Conditional Use
Permit (CUP) for an expansion to an existing Auto Repair (Minor) use within the Old Town -General
Business (OT-GB) District, on approximately 0.4224 acres of land, to wit:
Legal Description: Lots 10, 11 and 12, Block E of the Pearland Townsite, a subdivision in Brazoria
County, Texas, according to the map or plat thereof recorded in Volume 29, Page 41 of the Plat
Records of Brazoria County, Texas.
General Location: 2121 Main Street, Pearland, Texas.
Senior Planner Bauer presented the staff report with exhibits and explained that the request was
for approval of a Conditional Use Permit (CUP) to allow the expansion of an existing Auto Repair
(minor) use within the Old Town -General Business (OT-GB) District by enclosing an existing
carport along the northern property line. Mr. Bauer noted that no written comments were received
in favor or opposition, reviewed the property history, and provided a briefly overview of the site
plan. He stated that the proposed CUP meets six out of the seven approval criteria outlined in the
Unified Development Code (UDC) and recommended approval with the following condition:
1. The proposed expansion of the existing auto repair facility shall meet all setback
requirements within the Old Town -General Business District.
Applicant, Lisa Cruz, 6700 Ella Street, Pearland, Texas 77581, was present in person in Council
Chambers to answer questions for the Planning and Zoning Commissioners.
Chairperson Isenberg called for public input.
There were no persons wishing to speak for or against the proposed request.
Commission discussion included clarification of the request, potential changes to the UDC to limit
variances for setback non-compliance, and mixed views on whether additional landscaping and
property improvements should be required.
There was no further discussion from Staff, Planning and Zoning Commission, or public input.
Chairperson Isenberg read into the record the item on Consideration and Possible Action —
Conditional Use Permit Application: CUP2025-0453. Commissioner Henrichs made the motion to
approve the CUP and Commissioner Echols seconded the motion.
Commissioner Echols made the motion to amend the approval to include staff's condition.
Amended motion failed due to no second approval.
Chairperson Isenberg called for the vote on the motion.
Motion passed 6-0.
Chairperson Isenberg read into the record the item on Consideration and Possible Action — Zone
Change Application: ZON2025-0457.
Consideration and Possible Action - Zone Change Application: ZON2025-0457
Public Hearing: A request by James Melody, applicant, on behalf of Bell Bottom Foundation
Company and Luis Perret, owners, for approval of a zone change for 29.359 acres of land from
General Commercial (GC) District to Planned Development (PD) District for a Warehouse
Development, to wit:
Legal Description: A 28.24-acre tract of land situated in the H.T. & B.R.R. Company Survey,
Abstract No. 542, Brazoria County, Texas, and 1.119 acres being all of Lot 4, Block 1 of the Ferri
Subdivision Replat No. 1 as recorded in Document No. 2025039635 in the Official Public Records
of Brazoria County, Texas.
General Location: South of 1021 North Main Street, Pearland, Texas.
Senior Planner Peterson presented the staff report with exhibits and explained the request for a
zone change from General Commercial (GC) District to Planned Development (PD) District for the
development of light industrial uses. She reviewed the Joint Workshop held on May 19, 2025, and
noted no public comments in favor of or opposition to the request. Ms. Peterson provided a brief
property history, outlined the proposed site plan and building elevations, and discussed the
proposed PD District deviations. She stated that the proposed PD meets three of the criteria in the
Unified Development Code (UDC) and recommended approval with the following conditions:
1. Any swale along Main Street (Highway 35) shall be no more than 6:1 slope.
2. The slope of any landscaped buffer swale adjacent to residentially zoned property shall
be no more than 10:1 or a retaining wall with a minimum height of 6 feet shall be provided
to reduce impacts of elevation change.
Developer James Melody of The Hanover Company, 1780 South Post Oak Lane, Houston, Texas
77056, was present in person in Council Chambers to present to the Planning and Zoning Board.
Mr. Melody reviewed other projects by The Hanover Company and outlined roadway
improvements to maintain the quality of North Main Street.
Applicant Ethan Harwell of Kimley-Horn and Associates, 11233 Shadow Creek Pkwy., Suite 450,
Pearland, Texas 77584, was present in person in Council Chambers to present to the Planning
and Zoning Board. Mr. Harwell discussed design components of the development.
Chairperson Isenberg called for public input.
Resident Amy Bright, 3831 Knapp Road, Pearland, Texas 77581, spoke in opposition, citing
concerns about increased flooding, traffic, discussed pedestrian safety and traffic lite timing issues
and planned expansion of Knapp Road.
Resident Victor Keen, 1137 Glenda Street, Pearland, Texas 77581, spoke in opposition,
expressing concerns about flooding, increased pollution, and potential decreases in property
values.
Commission discussion included inquiries about flooding concerns, the reconstruction of Knapp
Road, and praise for the creative design plan, given the fault line located on the property.
There was no further discussion from Staff, Planning and Zoning Commission, or public input.
Chairperson Isenberg read into the record the item on Consideration and Possible Action — Zone
Change Application: ZON2025-0457. Commissioner Fuertes made a motion to approve the zone
change, and Commissioner Henrichs seconded the motion.
Commissioner Henrichs made the motion to amend the approval to include staff's conditions and
Commissioner Echols seconded the motion.
Motion passed 6-0.
Chairperson Isenberg read into the record the item on Consideration and Possible Action — Zone
Change Application: ZON2025-0454.
Consideration and Possible Action - Zone Change Application: ZON2025-0454
Public Hearing: A request by Alan Mueller, applicant, on behalf of FM 529 Ventures, LLC.,
owner, for approval of a zone change for 13.303 acres of land from General Business (GB) District
to Planned Development (PD) District, to accommodate a proposed mixed -use development
consisting of Multifamily and General Business components, to wit:
Legal Description: A 13.303-acre tract of land situated in the H.T. & B.R.R. Co. Survey, Sec. 17,
Abstract Number 242, Brazoria County, Texas; being all of a called 13.30-acre tract of land
conveyed to Raymond St. Germain, Sr. as described by deed recorded in Volume 89641, Page
611, Brazoria County Deed Records (B.C.D.R.).
General Location: Southeast Corner of Broadway Street and Oak Road, Pearland, Texas.
Senior Planner Bauer presented the staff report with exhibits and explained that the request was
for approval of a zone change from General Business (GB) District to Planned Development (PD)
District to accommodate a proposed multifamily development with a base zoning of Multifamily
(MF) District and a commercial component with a base zoning of General Business (GB) District.
Mr. Bauer summarized the Joint Workshop held on September 8, 2025, noted that staff received
one written comment in opposition, and reviewed the history of the property. He briefly outlined the
multifamily design, landscaping, open space, pedestrian and amenity plan, and the proposed PD
deviations. Mr. Bauer stated that the request meets three of the seven criteria outlined in the
Unified Development Code (UDC) and that staff recommended approval.
Applicant Alan Mueller, 1408 Bentlake Lane, Pearland, Texas 77581, was present in person in the
Council Chambers to present to the Planning and Zoning Board. Mr. Mueller discussed the
proposed development and stated he was available for questions.
Chairperson Isenberg called for public input.
There were no persons wishing to speak for or against the proposed request.
Commission discussion focused on parking clarifications, intersection concerns, and a signal light
update for Oak Road, and general support for multifamily use in this area.
There was no further discussion from Staff, Planning and Zoning Commission, or public input.
Chairperson Isenberg read into the record the item on Consideration and Possible Action — Zone
Change Application: ZON2025-0454. Commissioner Haskins made the motion to approve the
zone change and Commissioner Henrichs seconded the motion.
Motion passed 6-0.
DISCUSSION ITEMS
1. City Council Update Report: Deputy Director Griggs reported that at the October 27,
2025 City Council Meeting, the City Council denied approval of ZON2025-0387, a
request for a zone change from Single -Family Residential-1 (R-1) District to
Neighborhood Services (NS) District for the property located at 3302 and 3306 Dixie
Farm Road, Pearland, Texas, by a vote of 0-7.
2. Next Planning and Zoning Regular Meeting: November 17, 2025
ADJOURNMENT
Chairperson Isenberg adjourned the Planning and Zoning Regular meeting at 9:17 PM.
These minutes were respectful! itted by:
AL) a,n
Jenni r Dan ey, Busis Administrator
Minutes approved as submitted and/or corrected on this 17th day of November 2025.
Derrell Isenberg, PIanj g and Zoning Chairperson