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HomeMy WebLinkAboutOrd. 2000M-277 20260126 Ordinance No. 2000M-277 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 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 (located South of 1021 North Main Street, Pearland, Texas). Zone Change Application No. ZON2025-0457, a request by James Melody, applicant, on behalf of Bell Bottom Foundation Company and Luis Perret, owners, for approval of a zone change from General Commercial (GC) District to Planned Development (PD) District, creating a Planned Development of approximately 29.359 acres of land for a Warehouse Development to identify as the Hanover Pearland Planned Development , providing for an amendment of the zoning district map; containing a savings clause, and an effective date and other provisions related to the subject. WHEREAS, James Melody, applicant, on behalf of Bell Bottom Foundation Company and Luis Perret, owners, requests approval of a zone change from General Commercial (GC) District to Planned Development (PD) District, creating a Planned Development of approximately 29.359 acre Hanover Pearland Planned Development; 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 3rd day of November, 2025, a public hearing was held before the Planning and Zoning Commission of the City of Pearland, Texas, notice being given 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 Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 2 of 10 Ord. No. 2000M-277 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 Planned Development, 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 3rd day of November, 2025; and WHEREAS, on the 17th day of November, 2025, the City Council having fully heard the testimony and argument of all interested parties, City Council postponed the first reading of this Ordinance to allow the Applicant to meet with the adjacent neighborhood; and WHEREAS, on the 12th day of January, 2026, 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 the zone change from General Commercial (GC) District to Planned Development (PD) District, creating a Planned Development of approximately 29.359 acres of land for a Warehouse Development to identify as the Hanover Pearland Planned Development attached hereto and made a part hereof for all purposes as Exhibit “E”, 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: Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 3 of 10 Ord. No. 2000M-277 Section I. The following described property located within the corporate City Limits of the City of Pearland, Texas, and presently being zoned General Commercial (GC), is hereby granted approval for a zone change to Planned Development, in accordance with all conditions and requirements of the current Unified Development Code and the amendments approved by the City Council; and such property being more particularly described as: 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. Conditions: 1. Any swale along Main Street (Highway 35) shall be no less than 6:1 slope. 2. The slope of any landscaped buffer swale adjacent to residentially zoned property shall be no more than 10:1 minimum or a retaining wall with a maximum height of 6 feet shall be provided to reduce impacts of elevation change. 3. Applicant will enter into a Development Agreement with the City of Pearland within 90 days of January 26, 2026, for the reconstruction of Knapp 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 zone change adopted herein promotes the health, safety, and general welfare of the public and is a proper valid exercise of the City’s police powers. Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 4 of 10 Ord. No. 2000M-277 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 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. PASSED, APPROVED, and ADOPTED on First Reading this 12th day of January 2026. ________________________ J. KEVIN COLE MAYOR ATTEST: __________________________ FRANCES AGUILAR, TRMC, MMC CITY SECRETARY PASSED, APPROVED, and ADOPTED on Second and Final Reading this 26th day of January 2026. ________________________ J. KEVIN COLE MAYOR Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 5 of 10 Ord. No. 2000M-277 ATTEST: _____________________________ FRANCES AGUILAR, TRMC, MMC CITY SECRETARY APPROVED AS TO FORM: _____________________________ LAWRENCE G. PROVINS CITY ATTORNEY Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 6 of 10 Ord. No. 2000M-277 Exhibit “A” Legal Description Being 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. Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 7 of 10 Ord. No. 2000M-277 Exhibit “B” Vicinity Map Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 8 of 10 Ord. No. 2000M-277 Exhibit “C” Legal Advertisement Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 9 of 10 Ord. No. 2000M-277 Exhibit D Planning and Zoning Commission Recommendation Letter Recommendation Letter November 4, 2025 Honorable Mayor and City Council Members 3519 Liberty Drive Re: Recommendation on Zone Change Application No. ZON2025-0457 Honorable Mayor and City Council Members: At their regular meeting on November 3, 2025, the Planning and Zoning Commission considered the following request: 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. The Planning and Zoning Commission conducted a public hearing for the proposed zone change request at their regular meeting on November 3, 2025. The owner and applicant were present at the meeting and discussed the site plan, design plan, and deviations proposed. There were 2 public comments in opposition of the requested development. The commission and staff discussed flooding issues, reconstruction of Knapp Road, the modifications to the Design Plan due to fault line and the conditions proposed by staff. After discussion, the Commission made a motion to recommend approval of the requested Zone Change with the following conditions presented by staff: Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Page 10 of 10 Ord. No. 2000M-277 1. Any swale along Main Street (Highway 35) shall be no steeper than 6:1 slope. 2. The slope of any landscaped buffer swale adjacent to residentially zoned property shall be no steeper than 10:1 minimum or a retaining wall with a maximum height of 6 feet shall be provided to reduce impacts of elevation change. The motion passed by a vote of 6-0. The vote by the Commission constitutes a positive recommendation for approval by City Council. Sincerely, Martin Griggs, AICP, CNU-A Deputy Director, Community Development On behalf of the Planning and Zoning Commission Docusign Envelope ID: 60524E21-F341-4491-84AC-3155AD6C160D Hanover Pearland PD 1 HANOVER PEARLAND PLANNED DEVELOPMENT Prepared by: Kimley-Horn and Associates, Inc. 11233 Shadow Creek Parkway, Suite 450 Pearland, TX 77584 Hanover Pearland PD 2 Exhibit A – Planned Development Regulations A. Introduction 1. Legal Description a. This PD shall comprise a total of 29.359 acres (the “Property”) across two tracts of land being 28.24 acres in the H.T.&B. R.R. Co. Survey, Abstract No. 542 and 1.119 acres being 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. 2. Description of Subject Property a. The Property is undeveloped with frontage on SH 35 (N. Main Street) and Knapp Road. The site is generally flat with moderate tree cover. The site is bisected by a fault line running southwest to northeast across the main portion of the site. b. The area around the Property on SH 35 and Knapp consists of mainly other light industrial uses. The Property abuts single-family homes along its eastern boundary. 3. Description of Proposed Development a. The proposed development consists of two buildings for industrial use. 4. Purpose Statement a. The purpose of this PD is to entitle the Property to permit a light industrial development on the property. Development standards have been proposed in the PD to accommodate standards for an industrial building that could not be accommodated in the building code and to accommodate the unique location of the Property. 5. Compliance with the Comprehensive Plan a. The Pearland2040 Comprehensive Plan designates the Property as a party of the Manufacturing and Warehouse place type. This PD will provide for the desired primary uses and built form in this place type as desired by Policy LU-4 and Economic Development Key Initiative K-1. b. According to the Highway 35 Redevelopment Plan the vision for a redeveloped SH 35 Corridor is a business park environment with business and industry being the dominate land uses, and commercial retail and restaurants and possibly institutional facilities, secondary uses. This PD will permit the development of the Property as the desired anchor of the Business Park North catalyst site outlined in the plan. 6. Applicability a. This PD adheres to the applicability guides of UDC Section 2.2.2.1 in that: i. The Property is located in close proximity to established residential neighborhoods where conventional zoning classifications may not adequately address neighborhood concerns regarding the quality or compatibility of the adjacent development, and where it may be desirable to the neighborhood, the developer or the City to develop and implement mutually-agreed, enforceable development standards; ii. The Property is proposed for development as a major office, retail, commercial or industrial employment center, and special design standards may be warranted; and iii. Property 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. Hanover Pearland PD 3 B. Zoning and Land Use 1. Existing Zoning a. The Property is currently zoned GC, General Commercial. 2. Proposed Zoning a. The base zoning of all property within this PD shall be M-1, Light Industrial. Except where modified by this PD, development within the PD shall generally comply all standards of the M-1 district. b. The Property shall also be subject to the standards of the Corridor Overlay District (COD) as it applies along the SH 35 frontage. Except where modified by this PD, development within the PD shall generally comply with all standards of the COD. Table B.2 – Land Use Summary Use Estimated Acres Percentage of Total Acres Zoning District Light Industrial Uses ±17.17 ±58% M-1 Floodway ±3.97 ±14% M-1 Detention ±4.61 ±16% M-1 Internal Streets/Vehicular Circulation ±3.61 ±12% M-1 3. Permitted & Prohibited Uses a. Uses within shall comply with those permitted in the M-1 district except as modified herein. b. The following uses shall be additional permitted uses within the PD in addition to those uses permitted in the M-1 District: i. Auto Glass Repair/Tinting (indoor facilities only, electric vehicles only) ii. Auto Repair Major (indoor facilities only, electric vehicles only) iii. Auto Repair Minor (indoor facilities only, electric vehicles only) iv. Auto Sales (indoor showroom only, new cars only) v. Commercial Amusement, Indoor c. The following uses shall be prohibited within the PD: i. Agricultural Animal Husbandry ii. Agricultural Field Crops or Orchards iii. Airport iv. All Terrain Vehicle Dealer/Sales v. Animal Hospital (No Outside Pens) vi. Animal Processing vii. Asphalt/Concrete Batching plant viii. Astrology, Hypnotist or Psychic Arts ix. Auto Glass Repair/Tinting (Indoor and Outdoor) x. Auto Interior Shop (Indoor and Outdoor, non-electric vehicles) xi. Auto Parts Sales (With Outside Storage or Display or Indoors Only; With Repair Bays) xii. Auto Rental xiii. Auto Repair (Major and Minor, non-electric vehicles) xiv. Auto Wash xv. Auto Wrecker Service xvi. Automobile Driving School Hanover Pearland PD 4 xvii. Barber/Cosmetology School/College xviii. Boat Sales/Personal Watercraft Sales/repair xix. Bulk Grain and/or Feed Storage xx. Cattle Feedlot (CAFO) xxi. Cigars, Tobacco or E-Cigarettes Shop (Retail Only) xxii. Cleaning Drying or Laundry Plant xxiii. Commercial Extraction of Soil, Sand or Gravel xxiv. Commercial Transit Terminal xxv. Credit Agency xxvi. Drag Strip/Race Track xxvii. Dumps, Landfills and Sanitary Landfill xxviii. Dwelling, HUD Code Manufactured Home xxix. Electric Power Generating Plant xxx. Electrical Substation xxxi. Exhibition Hall or Public Assembly (Auditorium, Gymnasium, Stadiums etc.) xxxii. Fairgrounds or Rodeo Grounds xxxiii. Feed & Grain Store/Farm Supply Store xxxiv. Financial Institution xxxv. Flour and Other Grain Mills xxxvi. Franchised Private Utility xxxvii. Funeral Home/Mortuary/Crematorium xxxviii. Gaming Establishment xxxix. Garage and/or Yard Sales xl. Gasoline Station xli. Gravestone/Tombstone Sales xlii. Laundromat xliii. Limousine/Taxi Service xliv. Liquefied Petroleum Storage & Sales xlv. Livestock Sales, Wholesale xlvi. Manufactured Home Display, Sales or Rental xlvii. Market - Open Air (i.e., Flea Market) xlviii. Metal, Machine or Wood Shop xlix. Milk Depot - Wholesale l. Mini-Warehouse/Self Storage li. Minor Concrete Batching Operation lii. Mobile/Manufactured Home, Sales or Rental liii. Motorcycle Sales/Dealer liv. Moving and Storage Company lv. News Printing/Book Binding lvi. Office, Parole-Probation, Bail Bonds lvii. Office/Clinic, Veterinarian (No Animal Hospital or Outside Pens) lviii. Office/Clinic, Veterinarian (Animal Hospital, With Outside Pens) lix. Off-site Detention Facility lx. Penal or Correctional Institutions lxi. Pet Care/Animal Kennel (Indoor Pens) lxii. Pet Shop-Small Animals, Birds or Fish lxiii. Piano and Musical Instruments (Retail Only) lxiv. Pipe Processing or Storage Yard lxv. Private Club lxvi. Radio or Television Tower lxvii. Rehabilitation Care Facility (Halfway House) Hanover Pearland PD 5 lxviii. Resale/Consignment Shop lxix. Satellite Dish (greater than 4' in diameter) lxx. Stable/ Riding Facility, Commercial lxxi. Stone Monuments - Fabrication and Outdoor Storage lxxii. Stone Monuments - Retail Sales Only (indoors) lxxiii. Studio or Learning Center for Fine or Performing Arts lxxiv. Studio for Radio and/or Television (No Tower[s]) lxxv. Studio - Tattoo or Body Piercing lxxvi. Taxidermist lxxvii. Telephone Exchange Switching Relay lxxviii. Telemarketing Agency lxxix. Tire Retreading and Capping lxxx. Transfer Station C. Design Standards Applicable to the Development 1. Dimensional Standards a. All development within the PD shall comply with the dimensional standards of the M- 1 district except as modified by Table C.1. Table C.1 – Dimensional Standards Summary M-1 Standard PD Standard Size of Lots (Section 2.4.4.7-(c)) Minimum Lot Size 40,000-square feet 40,000-square feet Minimum Lot Width 150-feet 150-feet Minimum Lot Depth 150-feet 150-feet Size of Yards (Section 2.4.4.7-(c)) Minimum Front Yard 35-feet 35-feet Minimum Side Yard 25-feet 25-feet Minimum Rear Yard 25-feet 25-feet Minimum Side or Rear Yard adjacent to a Residential District 25-feet* 160-feet with masonry wall 1 Height Restrictions (Section 2.4.4.7-(d)) Maximum Building Height 45-feet plus 1-foot of height for each additional foot of setback over the minimum (except within 100-feet of a residential district) 50-feet Landscaped Open Area (Section 2.4.4.7-(h)) and 2.4.5.1-(g)) Minimum Area of Gross Site to be Landscaped (M-1/COD) 10%/15% 12% excluding area designated as floodway 1 No vertical encroachments are permitted in the setback. Flatwork or operational areas such as auto parking, truck/trailer parking, truck courts, drive aisles, dumpster enclosures, mechanical equipment, open space and recreational areas, and other similar site features may be permitted within this setback so long as they do not encroach into the required screening or other vegetative buffers. Hanover Pearland PD 6 2. Landscape a. A minimum of 12% of the gross lot area, excluding the area designated as floodway, shall be devoted to landscape. b. N. Main Street Corridor Landscape: i. To complement the ornamental trees planted in the SH 35 right-of-way planted by the Pearland Economic Development Corporation as a part of the SH 35 Redevelopment Project one (1) shade tree shall be provided every thirty (30) linear feet of frontage along N. Main Street. c. Parking Lot Screening to SH 35 (N. Main Street) i. Parking areas within one hundred (100) feet of N. Main Street shall be screened by a continuous row of evergreen shrubs provided along all parking areas abutting N. Main Street. Shrubs shall be maintained at a height of no more than thirty-six inches (36”) nor less than twenty-four inches (24”) as measured from the surrounding soil line and at a minimum thirty-six inch (36”) spacing. d. Parking Area Interior Landscape i. 1 shade tree shall be provided within the parking area for every fifteen (15) parking spaces designed and intended for the parking of passenger vehicles driven by customers, patrons, or employees. Tree islands will be a minimum size of nine (9) feet by eighteen (18) feet in size. e. Screening shall be provided along the shared boundary line with single-family lots in a minimum sixty (60) foot wide landscape buffer to the east as shown on the Concept Plan. i. Screening shall consist of a: (a) One (1) shade tree shall be provided for each 40-linear feet portion of shared boundary with abutting residential. (b) A continuous line of shrubs shall be provided along the shared boundary with abutting residential lots maintained at a height 24” to 36”. (c) A ten (10) foot tall masonry wall as shown on Exhibit D. Placement of the wall may vary but it shall be located within the buffer area required by this section. ii. Screening, including both plantings and walls, shall not be required to extend into the area designated as floodway. iii. All tree and shrub plantings provided for screening requirements to adjacent single-family lots must be evergreen. iv. Buffers shall be measured from the property line, not the edge of encroaching improvements from adjacent properties. Required plantings will be provided in the portion of the buffer remaining outside of the encroachments. f. Screening to the non-residential properties to the south of the PD shall be provided by a ten (10) foot wide landscape buffer. Plantings in this buffer shall consist of at least: i. One (1) ornamental tree and four (4) shrubs per each 50-linear feet of shared boundary. ii. Existing trees within the required buffer area that meet minimum planting requirements may be credited toward this requirement if preserved on-site. g. All tree plantings shall be a minimum of a two-inch (2") caliper in diameter measured at twelve inches (12") above the root ball. h. Where existing trees or vegetation are to be credited for any requirement of this section the Tree Preservation requirements of Section 4.2.3.8 shall apply. If in the event of loss of a tree or existing vegetation due to disease, impact of construction, or other cause, then the plantings otherwise required by the requirement for which credit was sought shall be provided. Hanover Pearland PD 7 Table C.2 – Landscape Standards Summary M-1 Standard PD Standard Required Landscape (Section 2.4.4.7-(h)(1)(1), 2.4.5-(g)(4), & 4.2.2.4-(b)) Required Minimum Percentage of Gross Lot Area 15% 12% excluding area designated as floodway and detention Corridor Overlay District Landscape (Section 2.4.5-(g)(3)) Tree Requirements Shade trees and ornamental trees shall be required along the N. Main Street frontage at a ratio of 1-caliper inch of tree per every 10-feet of frontage and 15-feet of frontage, respectfully. 1 shade tree shall be provided every 30-feet of frontage along N. Main Street. Screening (Section 4.2.4.1-(a)) Screening Required to Single-Family Use 6-foot tall masonry wall and 25-foot landscape buffer or a 30-foot-wide vegetative buffer A 10-foot tall masonry wall and a min. 60-foot wide vegetative buffer will be provided around the encroaching improvements from adjacent single-family homes Parking Area Screening (Section 4.2.2.4-(d) & 4.2.4.1-(b)) Required screening Continuous screening hedge at 24 to 36-inches tall for at least 35% of the length of the parking area A continuous row of evergreen shrubs shall be provided along all parking areas adjacent to N. Main Street 24 to 36-inches tall Side Yard Screening Required to Abutting Non-Residential No screening required 10-foot vegetative buffer that extends along the southern boundary as described above Interior Parking Lot Plantings (Section 2.4.5.1.-(g)) Distance from Parking Space to Tree Exempt from the requirement for each parking space to be within 50-feet of a tree except in the M-1 district when overall landscape requirements are met. One shade tree shall be provided within the parking area for every 15 parking spaces. 3. Fencing & Screening a. Chain-link fences are prohibited when visible from N. Main Street, Knapp Road, or adjacent single-family properties. b. Chain-link fences up to 8-feet in height may be permitted when interior to the site as security fencing and not visible N. Main Street, Knapp Road, or adjacent single- family properties. Hanover Pearland PD 8 c. All truck courts, loading docks, truck or trailer parking areas, and outside storage areas must be screened from view from adjacent streets and residential districts. i. Screening may be achieved through any of the following methods: (a) Preservation existing trees or vegetation, (b) Extension of wing walls off of primary structures, (c) Privacy fences or walls, (d) Landscape plantings ii. Regardless of the method of screening, the screening shall comply with the standards of UDC Section 4.2.4.1-(d)(1)). Table C.3 – Fencing and Screening Standards Summary M-1 Standard PD Standard Fencing (Section 4.2.4.3-(a)(1)) Materials Permitted Fences or walls in the COD District may not use chain-link or certain other materials when visible from a public street. Chain link shall not be used when visible from N. Main Street, Knapp Road, or adjacent single-family properties. Chain-link may be used when interior to the site and not visible from the above stated roads or adjacent single-family properties. Screening (Section 4.2.4.1-(d)(1)) General Screening Screening must be provided for certain features such as loading docks, mechanical equipment, etc. with any combination of walls, evergreen plantings etc. Screening must be provided for certain features such as loading docks, mechanical equipment, etc. with any combination of walls, evergreen plantings etc. Credit may be given for existing vegetation retained as screening. 4. Building Design a. Building articulation shall be provided along exterior façades facing N. Main Street so that: i. The material, finish, texture, or color of the exterior façade varies at least every fifty (50) linear feet of façade. ii. Architectural variation of at least one foot (1) in depth is provided for every fifty (50) linear feet of façade. This variation may be distributed throughout the façade so long as the minimum amount of variation required is met across the facade cumulatively. b. At least 15% of the area of an external façade facing N. Main Street shall be transparent. Transparent materials may include glass, spandrel glass, or other similar materials. c. Primary building entries facing N Main Street shall incorporate at least three architectural features from the following list: i. Windows ii. Awnings or canopies Hanover Pearland PD 9 iii. Recessed entries iv. Decorative light fixtures v. Decorative reveal patterns vi. Variation in materials or color vii. Other similar feature as approved by the Director of Community Development d. No overhead doors shall face a residential district except when located more than one hundred twenty (160) feet away from the residential district. Table C.4 – Building Design Standards Summary M-1 Standard PD Standard Building Façade Standards (Section 2.4.5.1-(d)) Articulation A variation in depth of at least 1-foot is required every 25-feet. A variation in material or finish is required every 50- feet. A variation in depth of 1-foot is required every 50- feet. Building Materials 15% of the wall area shall be transparent. 15% of the wall area shall be transparent. Transparent materials may include glass, spandrel glass, or other similar materials. Primary Entries No standards exist Primary entries shall incorporate at least three architectural features. 5. Lighting a. The maximum lighting level at the property line abutting a residential zoning district or uses is zero (0) foot-candles at the property line. b. All light fixtures within the 160-foot Side or Rear Setback to Side or Rear Yard adjacent to a Residential District shall be fully shielded. Table C.5 – Lighting Standards Summary M-1 Standard PD Standard Corridor Overlay District Lighting (Section 2.4.5.1-(h)) Lighting Levels Maximum illumination adjacent to a residential zoning district is one (1) foot candle at the property line. Maximum illumination adjacent to a residential zoning district is zero (0) foot candle at the property line. Fixture Design No specific standards for residential compatibility. Fixtures used within the 160-foot setback to adjacent residential must be fully shielded. 6. Grading a. Any swale along Main Street (Highway 35) shall be no steeper than 6:1 slope. b. The slope of any landscaped buffer swale adjacent to residentially zoned property shall be no steeper than 10:1 minimum or a retaining wall with a maximum height of 6 feet shall be provided to reduce impacts of elevation change. Hanover Pearland PD 10 Table C.6 – Grading Standards Summary M-1 Standard PD Standard No Relevant UDC Section Slope of Swales None Slopes for swales along Main Street (SH 35) shall not exceed a 6:1 and slopes for landscape swales adjacent to residential lots shall not exceed 10:1. D. Required Dedications of Land or Public Improvements 1. No public land dedications or public improvements are required except as may be required by a Traffic Impact Analysis. E. Phasing Schedule 1. The proposed site development will be completed as one phase. Future phasing configurations may be approved at the discretion of the Director of Community Development. F. Exhibits 1. Attached as Exhibits B and C are a Design Plan and Architectural Elevations & Rendering. These exhibits illustrate the land use and design intent for the property. The Design Plans are intended to serve as a guide to illustrate the general vision and design concepts and are not intended to serve as a final document. Exhibit D is intended to describe the conceptual design of the screening wall used along the boundaries with residential properties. Unless explicitly stated in the Development Plan (Exhibit A) all internal circulation, driveway locations, building design, and plantings are conceptual.  Exhibit B – Design Plan  Exhibit C – Architectural Elevations & Rendering  Exhibit D – Screening Wall EVERGREEN HEDGE SHADE TREES, TYP. ORNAMENTAL TREE, TYP. PARKING TREE, TYP. EXHIBIT B - Design Plan PEARLAND, TX DETENTION POND FLOODWAY 30’ LANDSCAPE BUFFER 10’ LANDSCAPE BUFFER FRONT LOAD BUILDING 2 REAR LOAD BUILDING 1 KNAPP ROAD N. M A I N S T R E E T FAULT SCARP FAULT LINE HAZARD BAND EVERGREEN HEDGE EXISTING MAIN STREET TREE, TYP. EXISTING TREES (EXTENDS INTO NEIGHBORING PARCEL) 186’ SIDE/REAR SETBACK TO RESIDENTIAL EXISTING TREES WITHIN FLOODWAY SCREENING REQUIRED WHERE DOCK IS VISIBLE FROM R.O.W., TYP. SCREENING REQUIRED TO BLOCK VIEW OF LOADING DOCK FROM RESIDENTIAL & R.O.W. IF EXISTING TREES ARE REMOVED 10’ WALL TEXASHOUSTON SCALE: *PRELIMINARY NOT FOR CONSTRUCTION, PERMIT, OR REGULATORY APPROVAL. *RENDERING IS REPRESENTATIVE OF DESIGN INTENT ONLY. IT IS NOT A PHOTOREALISTIC REPRESENTATION OF ACTUAL MATERIALS PROPOSED AND SHOULD BE CONSIDERED PRELIMINARY AT ALL STAGES. *ALL BUILDING AREAS ARE APPROXIMATE UNTIL BUILDING FOOTPRINT / ENTRY DESIGNS ARE FINALIZED. A PROJECT FOR CO P Y R I G H T © 2 0 2 5 P O W E R S B R O W N A R C H I T E C T U R E . TH I S D R A W I N G A N D T H E A R C H I T E C T U R A L W O R K D E P I C T E D T H ER E I N A R E T H E S O L E P R O P E R T Y O F P O W E R S B R O W N A R C H I T E C TU R E . N O P O R T I O N O F T H I S D R A W I N G M A Y B E C O P I E D W I T H OU T T H E E X P R E S S W R I T T E N C O N S E N T O F T H E A R C H I T E C T . 1/32" = 1'-0" 251079 HANOVER N MAIN PEARLAND 10/07/25 CAB LEVEL 01 0" PARAPET A 33' -5" PARAPET B 40' -0" PARAPET C 42' -6" 06070809 05 04 03 02 01 CLR HEIGHT 32' -0" FIELD PAINT TYP. FORMLINER (ACCENT 01) ACCENT 02 TYP. ACCENT 01 TYP. GLASS VISION TYP. SPANDREL GLASS TYP. FIELD PAINT TYP. FORMLINER (ACCENT 01) ACCENT 02 TYP. ACCENT 01 TYP. SPANDREL GLASS TYP. GLASS VISION TYP. LEVEL 01 0" PARAPET A 33' -5" PARAPET B 40' -0" PARAPET C 42' -6"06070809 05 04 03 02 01 CLR HEIGHT 32' -0" REAR LOAD SURFACE AREA: 15,130 SF FRONT LOAD SURFACE AREA: 13,490 SF GLASS AREA: 2,451.81 SF (16.2%) GLASS AREA: 2,152.91 SF (16%) SCALE:1/32" = 1'-0" OVERALL WEST ELEVATION - FACING N MAIN ST SCALE:1/32" = 1'-0" OVERALL WEST ELEVATION - FACING N MAIN ST (TRANSPARENT) ELEVATION PERSPECTIVE:NOT TO SCALE EXHIBIT C - ARCHITECTURAL ELEVATIONS & RENDERING ELEVATIONS GLASS VISION TYP. ACCENT 02 TYP. ACCENT 01 TYP. FORMLINER (ACCENT 01) FIELD PAINT TYP. 60' - 0"60' - 0"50' - 0"50' - 0"50' - 0"50' - 0" TEXASHOUSTON SCALE: *PRELIMINARY NOT FOR CONSTRUCTION, PERMIT, OR REGULATORY APPROVAL. *RENDERING IS REPRESENTATIVE OF DESIGN INTENT ONLY. IT IS NOT A PHOTOREALISTIC REPRESENTATION OF ACTUAL MATERIALS PROPOSED AND SHOULD BE CONSIDERED PRELIMINARY AT ALL STAGES. *ALL BUILDING AREAS ARE APPROXIMATE UNTIL BUILDING FOOTPRINT / ENTRY DESIGNS ARE FINALIZED. A PROJECT FOR CO P Y R I G H T © 2 0 2 5 P O W E R S B R O W N A R C H I T E C T U R E . TH I S D R A W I N G A N D T H E A R C H I T E C T U R A L W O R K D E P I C T E D T H ER E I N A R E T H E S O L E P R O P E R T Y O F P O W E R S B R O W N A R C H I T E C TU R E . N O P O R T I O N O F T H I S D R A W I N G M A Y B E C O P I E D W I T H OU T T H E E X P R E S S W R I T T E N C O N S E N T O F T H E A R C H I T E C T . 1" = 20'-0" 251079 EAST FACADE - FACING RESIDENTIAL AREA HANOVER N MAIN PEARLAND 10/17/25 CAB FRONT LOAD ELEVATION PERSPECTIVE -EAST:NOT TO SCALE SCALE:1" = 20'-0" FRONT LOAD - EAST ELEVATION NOTE: THIS ELEVATION IS NOT SUBJECT TO N MAIN ST FACADE ELEVATION REQUIREMENMTS EXHIBIT C - ARCHITECTURAL ELEVATIONS & RENDERING TEXASHOUSTON *PRELIMINARY NOT FOR CONSTRUCTION, PERMIT, OR REGULATORY APPROVAL. *RENDERING IS REPRESENTATIVE OF DESIGN INTENT ONLY. IT IS NOT A PHOTOREALISTIC REPRESENTATION OF ACTUAL MATERIALS PROPOSED AND SHOULD BE CONSIDERED PRELIMINARY AT ALL STAGES. *ALL BUILDING AREAS ARE APPROXIMATE UNTIL BUILDING FOOTPRINT / ENTRY DESIGNS ARE FINALIZED. A PROJECT FOR CO P Y R I G H T © 2 0 2 5 P O W E R S B R O W N A R C H I T E C T U R E . TH I S D R A W I N G A N D T H E A R C H I T E C T U R A L W O R K D E P I C T E D T H ER E I N A R E T H E S O L E P R O P E R T Y O F P O W E R S B R O W N A R C H I T E C TU R E . N O P O R T I O N O F T H I S D R A W I N G M A Y B E C O P I E D W I T H OU T T H E E X P R E S S W R I T T E N C O N S E N T O F T H E A R C H I T E C T . 251079 CORNER ENTRY HANOVER N MAIN PEARLAND 10/07/25 CAB EXHIBIT C - ARCHITECTURAL ELEVATIONS & RENDERING 2 2 BU R T O N C O N S T R U C T I O N I N N E R B E L T N O R T H W E S T - 8 F T W A L L CO N C R E T E F E N C E W A L L F O R 15'-0" O.C. 15'-0" O.C. 1 8' STACKED STONE WALL SYSTEM ELEVATION FENCE PANEL PRE-CAST CONCRETE W4x13 8' WALL WITH FOUNDATION TOP ELEVATION @ 15'-0" O.C. W4x13 RIGID SUPPORT WITH AN ALL WEATHER CAULK. CAULK BETWEEN W4 AND CONCRETE 4' - 0 " M I N . MACRO SYNTHETIC FIBER 7.0 LBS PER CY OF EPC BARCHIP 48 2' - 0 " D I A . 4' - 0 " M I N . " BOTT OF WALL AND F.G. NOTE: 2" CLEAR BETWEEN FINISH GRADE WALL BOTTOM OF 9' - 0 " ( T Y P ) (T Y P ) 2" 5" (T Y P ) W4x13 2'-0" DIA. 8' WALL WITH FOUNDATION ELEVATION N.T.S. 6" 20" 3" COLUMN CAP MACRO SYNTHETIC FIBER 5.5 LBS PER CY OF EPC BARCHIP 48 FEC FECMAW AB E R F E N C E & S U P P L Y C O M P A N Y , I N C . SEPTEMBER 2024 41511-00-089 20 0 0 N W L O O P 4 1 0 I S A N A N T O N I O , T X 7 8 2 1 3 I 2 1 0 . 3 7 5 . 9 0 0 0 TE X A S E N G I N E E R I N G F I R M # 4 7 0 I T E X A S S U R V E Y I N G F I R M # 1 0 0 2 8 8 0 0 X OF X DA T E RE V I S I O N NO . PLAT NO. SHEET CHECKED DRAWN DESIGNER JOB NO. DATE DESIGNER THIS DOCUMENT HAS BEEN PRODUCED FROM MATERIAL THAT WAS STORED AND/OR TRANSMITTED ELECTRONICALLY AND MAY HAVE BEEN INADVERTENTLY ALTERED. RELY ONLY ON FINAL HARDCOPY MATERIALS BEARING THE CONSULTANT'S ORIGINAL SIGNATURE AND SEAL. 2016,CAPCOG,Digital Globe,Texas Orthoimagery Program, USDA Farm Service Agency.©UNLESS OTHERWISE NOTED. Imagery © AERIAL IMAGERY PROVIDED BY GOOGLE Ho r t o n A l e x a n d e r S e c 3 \ T B - A b e r F e n c e . d w g R: \ P r o j e c t s \ 2 0 1 7 - 2 2 1 A b e r F e n c e S o u n d W a l l s \ D G N \ 0 8 2 - D R Fi l e : LV e u l e m a n - U s e r I D : 1: 4 4 P M , Ja n u a r y 1 1 , 2 0 2 4 Da t e : PROFESSIONAL ENGINEER STATE OF TEXAS 128045 LICENSED MARCOS A. WORTLEY 09/05/2024 10 F T W A L L 10' 10 ' - 0 " 10' 10' PRELIMINARY DESIGN Note: Images and depictions of the proposed wall that are provided her eare for reference only. The final design may vary but final product will be of substantially similar quality and design and similar in material and color. EXHIBIT D - SCREENING WALL