HomeMy WebLinkAboutOrd. 2000M-282 20260427Ordinance No. 2000M-282
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; Tract 1: A 10.594 -
acre (461,461 square-foot) tract of land situated in the HT & B RR CO
Survey, A-542, Brazoria County, Texas. Said 10.594 -acre tract being out of
the residue of Tract “A” of Ray Bellew & Sons Subdivision, by plat recorded
in Volume 17, Pages 21 & 22 of the Brazoria County Map Records,
(hereinafter B.C.M.R.), being all of a called 10.61 -acre tract of land conveyed
to Pearland Storage LLC, by deed recorded under Brazoria County Clerk’s
File Number 2022040143 (hereinafter B.C.C.F. No.) of the Official Public
Records of Brazoria County, Texas (hereinafter O.P.R.B.C.). Tract 2: Being
a description of a 2.553-acre (111,198 square-foot) tract of land situated in
the HT & B RR CO Survey, A-542, Brazoria County, Texas. Said 2.553-acre
tract being all of a called 2.2550-acre tract of land conveyed to Al D. Coker
and wife, Barbara A. Coker, by deed recorded under Brazoria County Clerk’s
File Number 1998043460 (hereinafter B.C.C.F. No.) of the Official Public
Records of Brazoria County, Texas (hereinafter O.P.R.B.C.), (located south
of Knapp Road, East of Main Street, Pearland, Texas.) Zone Change
Application No. ZON2026-0048, a request by Thomas Forschner, applicant,
on behalf of Pearland Storage LLC. and Al D Coker, owners, for approval of
a zone change for 13.147-acres of land from General Commercial (GC)
District to Planned Development (PD) District; 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, Thomas Forschner, applicant, on behalf of Pearland Storage LLC.
and Al D Coker, owners, requests approval of a zone change from General Commercial
(GC) District to Planned Development (PD) District, creating a Planned Development of
approximately 13.417-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 30th day of March, 2026, a public hearing was held before the
Planning and Zoning Commission of the City of Pearland, Texas, notice being given by
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Ord. No. 2000M-282
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 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 30th day of March,
2026; and
WHEREAS, on the 13th day of April, 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 13.417 acres of land for a 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:
Section I. The following described property located within the corporate City
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Ord. No. 2000M-282
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: Tract 1: A 10.594-acre (461,461 square foot) tract of land
situated in the HT & B RR CO Survey, A-542, Brazoria County, Texas. Said
10.594-acre tract being out of the residue of Tract “A” of Ray Bellew & Sons
Subdivision, by plat recorded in Volume 17, Pages 21 & 22 of the Brazoria
County Map Records, (hereinafter B.C.M.R.), being all of a called 10.61 -acre
tract of land conveyed to Pearland Storage LLC, by deed recorded under
Brazoria County Clerk’s File Number 2022040143 (hereinafter B.C.C.F. No.) of
the Official Public Records of Brazoria County, Texas (hereinafter O.P.R.B.C.).
Tract 2: Being a description of a 2.553-acre (111,198 square foot) tract of land
situated in the HT & B RR CO Survey, A-542, Brazoria County, Texas. Said
2.553-acre tract being all of a called 2.2550-acre tract of land conveyed to Al D.
Coker and wife, Barbara A. Coker, by deed recorded under Brazoria County
Clerk’s File Number 1998043460 (hereinafter B.C.C.F. No.) of the Official Public
Records of Brazoria County, Texas (hereinafter O.P.R.B.C.)
General Location: South of Knapp Road, East of Main Street, Pearland, Texas.
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.
Section IV. If any section, subsection, sentence, clause, phrase, or portion of
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Ord. No. 2000M-282
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 13th day of April 2026.
________________________
J. KEVIN COLE
MAYOR
ATTEST:
__________________________
FRANCES AGUILAR, TRMC, MMC
CITY SECRETARY
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 27th
day of April 2026.
________________________
J. KEVIN COLE
MAYOR
ATTEST:
_____________________________
FRANCES AGUILAR, TRMC, MMC
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Ord. No. 2000M-282
CITY SECRETARY
APPROVED AS TO FORM:
_____________________________
LAWRENCE G. PROVINS
CITY ATTORNEY
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Ord. No. 2000M-282
Exhibit “A”
Legal Description
Being Tract 1: A 10.594-acre (461,461 square foot) tract of land situated in the HT & B
RR CO Survey, A-542, Brazoria County, Texas. Said 10.594-acre tract being out of the
residue of Tract “A” of Ray Bellew & Sons Subdivision, by plat recorded in Volume 17,
Pages 21 & 22 of the Brazoria County Map Records, (hereinafter B.C.M.R.), being all of
a called 10.61-acre tract of land conveyed to Pearland Storage LLC, by deed recorded
under Brazoria County Clerk’s File Number 2022040143 (hereinafter B.C.C.F. No.) of
the Official Public Records of Brazoria County, Texas (hereinafter O.P.R.B.C.). Tract 2:
Being a description of a 2.553-acre (111,198 square foot) tract of land situated in the HT
& B RR CO Survey, A-542, Brazoria County, Texas. Said 2.553-acre tract being all of a
called 2.2550-acre tract of land conveyed to Al D. Coker and wife, Barbara A. Coker, by
deed recorded under Brazoria County Clerk’s File Number 1998043460 (hereinafter
B.C.C.F. No.) of the Official Public Records of Brazoria County, Texas (hereinafter
O.P.R.B.C.).
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Ord. No. 2000M-282
Exhibit “B”
Vicinity Map
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Exhibit “C”
Legal Advertisement
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Ord. No. 2000M-282
Exhibit D
Planning and Zoning Commission Recommendation Letter
Recommendation Letter
March 31, 2026
Honorable Mayor and City Council Members
3519 Liberty Drive
Re: Recommendation on Zone Change Application No. ZON2026-0048
Honorable Mayor and City Council Members:
At their regular meeting on March 30, 2026, the Planning and Zoning Commission considered
the following request:
Public Hearing: A request by Thomas Forschner, applicant, on behalf of Pearland
Storage LLC. and Al D Coker, owners, for approval of a zone change for 13.147 acres of
land from General Commercial (GC) District to Planned Development (PD) District, to
wit:
Legal Description: Tract 1: A 10.594-acre (461,461 square foot) tract of land situated in
the HT & B RR CO Survey, A-542, Brazoria County, Texas. Said 10.594-acre tract being
out of the residue of Tract “A” of Ray Bellew & Sons Subdivision, by plat recorded in
Volume 17, Pages 21 & 22 of the Brazoria County Map Records, (hereinafter B.C.M.R.),
being all of a called 10.61-acre tract of land conveyed to Pearland Storage LLC, by deed
recorded under Brazoria County Clerk’s File Number 2022040143 (hereinafter B.C.C.F.
No.) of the Official Public Records of Brazoria County, Texas (hereinafter O.P.R.B.C.).
Tract 2: Being a description of a 2.553-acre (111,198 square foot) tract of land situated
in the HT & B RR CO Survey, A-542, Brazoria County, Texas. Said 2.553-acre tract
being all of a called 2.2550-acre tract of land conveyed to Al D. Coker and wife, Barbara
A. Coker, by deed recorded under Brazoria County Clerk’s File Number 1998043460
(hereinafter B.C.C.F. No.) of the Official Public Records of Brazoria County, Texas
(hereinafter O.P.R.B.C.),
General Location: South of Knapp Road, East of Main Street, Pearland, Texas.
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The Planning and Zoning Commission conducted a public hearing for the proposed zone
change request at their regular meeting on March 30, 2026. The applicant was present at the
meeting and discussed the reason for the request, truck circulation, façade design, and
driveway location. There was no public comment in opposition or support of the requested
development.
After discussion, the Commission made a motion to recommend approval of the requested Zone
Change to Planned Development.
The motion passed by a vote of 6-0. The vote by the Commission constitutes
a positive recommendation for approval by City Council.
Sincerely,
Katya Copeland, AICP
Assistant Director of Planning, Community Development
On behalf of the Planning and Zoning Commission
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PEARLAND LOGISTICS CENTER - PEARLAND PLANNED DEVELOPMENT
Exhibit E - PD Document
Exhibit A – Planned Development Regulations
A. Introduction
1. Legal Description
a. This PD shall comprise a total of 13.147 acres (the “Property”) across two tracts of
land being 10.594 acres in the H T & B R R Survey, Abstract No. 542 as recorded in
Vol. 17, Pg.21&22 of the Map Records of Brazoria County, Texas and 2.553 acres
in the H T & B R R Survey, A-542, 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 and bordered on the east by Hickory Slough
b. The sites immediately adjacent to the property are currently zoned for M-1 Light
Industrial or GC General Commercial and are being used for light industrial
purposes to include auto repair and mechanical contracting.
3. Description of Proposed Development
a. The proposed development consists of a single 173,100 SF building for light industrial
use to include indoor product storage, indoor showroom and product sales, and light indoor
manufacturing
b. The building will include screened outdoor loading docks and ramps, and will be served with
access along SH35(Main St) and Knapp Rd.
c. Sufficient space will be provided internal to the site to allow for truck cueing, eliminating the
need for any cueing along public roadways.
d. The proposed development will feature architectural variations and glass in accordance with
the Corridor Overlay District requirements, providing a functional building that meets the
design and development intent of the city.
4. Purpose Statement
a. The purpose of this PD is to entitle the Property to permit light industrial
development. Development standards have been proposed in the PD to
accommodate a light industrial building that could not otherwise be permitted with
the current GC zoning classification, but that align with surrounding uses, future
zoning designations and COD requirements.
5. Compliance with the Comprehensive Plan
a. The Pearland2040 Comprehensive Plan designates the Property as a M-1 light
industrial site. This PD will align with the designation while preventing
undesirable uses.
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. Commercial, retail/restaurants, and possibly institutional
facilities are identified as secondary uses.
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 an area where conventional zoning classifications may
not adequately address city concerns regarding the quality or compatibility of the
adjacent development, and where it may be desirable to the city or developer 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.
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
within 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.
a. Permitted & Prohibited Uses
i. Uses within shall comply with those permitted in the M-1 district except as
modified herein.
ii. The following uses shall be additional permitted uses within the PD in
addition to those uses permitted in the M-1 District:
1. Animal Hospital (No outside pets)
2. Auto Glass Repair/Tinting (indoor facilities only)
3. Auto Repair Major (indoor facilities only)
4. Auto Repair Minor (indoor facilities only)
5. Auto Sales (indoor showroom only)
6. Auto Rental (indoor showroom only)
7. Commercial Amusement, Indoor
8. Feed & Grain Store/Farm Supply Store (indoor only)
9. Office/Clinic, Veterinarian (No Animal Hospital or
Outside Pens)
iii. The following uses shall be prohibited within the PD:
1. Agricultural Animal Husbandry
2. Agricultural Field Crops or Orchards
3. Airport
4. Animal Processing
5. Asphalt/Concrete Batching plant
6. Astrology, Hypnotist or Psychic Arts
7. Auto Wash
8. Auto Wrecker Service
9. Barber/Cosmetology School/College - indoor
10. Boat Sales/Personal Watercraft Sales/repair
11. Cattle Feedlot (CAFO)
12. Cigars, Tobacco or E-Cigarettes Shop (Retail Only)
Table B.2 – Land Use Summary
Use Estimated
Acres
Percentage of
Total Acres
Zoning
District
Light Industrial Uses ±4.5 ±35% M-1
Landscape ±2 ±15% M-1
Detention ±2 ±15% M-1
Internal
Streets/Vehicular
Circulation
±4.6 ±35%
M-1
13. Cleaning Drying or Laundry Plant
14. Commercial Extraction of Soil, Sand or Gravel
15. Commercial Transit Terminal
16. Credit Agency
17. Drag Strip/Racetrack
18. Dumps, Landfills and Sanitary Landfill
19. Dwelling, HUD Code Manufactured Home
20. Electric Power Generating Plant
21. Electrical Substation
22. Exhibition Hall or Public Assembly (Auditorium, Gymnasium, Stadiums
etc.)
23. Fairgrounds or Rodeo Grounds
24. Financial Institution
25. Flour and Other Grain Mills
26. Franchised Private Utility
27. Funeral Home/Mortuary/Crematorium
28. Gaming Establishment
29. Garage and/or yard sales
30. Gasoline Station
31. Laundromat
32. Limousine/Taxi Service
33. Livestock Sales, Wholesale
34. Manufactured Home Display, Sales or Rental
35. Market – Open Air (i.e., Flea Market)
36. Milk Depot - Wholesale
37. Mini-Warehouse/Self Storage
38. Minor Concrete Batching Operation
39. New Printing/Book Binding
40. Office, Parole-Probation, Bail Bonds
41. Office/Clinic, Veterinarian (Animal Hospital, with Outside Pens)
42. Off-site Detention Facility
43. Penal or Correctional Institutions
44. Pet Shop-Small Animals, Birds or Fish
45. Piano and Musical Instruments (Retail Only)
46. Private Club
47. Radio or Television Tower
48. Rehabilitation Care Facility (Halfway House)
49. Resale/Consignment Shop
50. Satellite Dish (greater than 4’ diameter)
51. Stable/ Riding Facility, Commercial
52. Studio or Learning Center for Fine or Performing Arts
53. Studio for Radio and/or Television (No Tower[s])
54. Studio - Tattoo or Body Piercing
55. Taxidermist
56. Telephone Exchange Switching Relay
57. Telemarketing Agency
58. Tire Retreading and Capping
59. 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.
1 No vertical encroachments are permitted in any setback. Flatwork or operational
areas such as auto parking, truck/trailer parking, truck courts, drive aisles, dumpster
enclosures, mechanical equipment, open space, detention and recreational areas may
be permitted within any setback so long as they do not encroach into the required
screening or other vegetative buffers.
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 30-feet Landscape
buffer and setback
along COD and
Knapp Rd
Minimum Side Yard 25-feet 50-feet with paving &
detention allowed
within
Minimum Rear Yard 25-feet 50-feet with paving &
detention allowed
within
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)
45-feet plus 1-foot of
height for each
additional foot of
setback over the
minimum (except
within 100-feet of a
residential district)
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)
15% 15% to include
landscape islands
and screening
2. Landscape
a. A minimum of 15% of the gross lot area 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) large shade tree shall be provided every thirty
(30) linear feet and ornamental trees provided every ten (10) liner feet of the
provided frontage of frontage along N. Main Street.
c. Knapp Rd Landscaping:
i. A continuous row of evergreen shrubs shall be provided along all detention
areas along Knapp Rd frontage, 1 shade tree shall be provided every 30-feet of
frontage, and 1 ornamental tree shall be provided for every 15-feet of frontage
along Knapp Rd.
d. 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.
e. 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.
f. Tree plantings shall be a minimum of a three-inch (3") caliper in diameter for large
trees along the COD and trees measuring two-inch (2”) in all other required areas. Trees
will be measured at twelve inches (12") above the root ball.
g. Where existing trees or vegetation are to be credited for any requirement of this
section the Tree Protection requirements (see Exhibit D) 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.
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% 15%
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 and Knapp Rd. 1
ornamental tree shall be
provided for every 15-feet
of frontage along N. Main
St and Knapp Rd.
Landscape Buffer and
Setback
30 Feet 30’ for parking and
maneuvering areas or 25’ per
COD
Screening (Section 4.2.4.1-(a))
Screening Required
for detention area
facing roadways
N/A A continuous row of
evergreen shrubs shall be
provided along all detention
areas fronting N. Main
Street and Knapp Rd
frontage. Plants to be
installed and maintained at
24 to 36-inches tall. Large
(3”)and small (2”) ornamental
trees provided every ten (10)
liner feet of the provided
frontage
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 detention
areas fronting N. Main
Street and Knapp Rd
frontage. Plants to be
installed and maintained at
24 to 36-inches tall. Large
(3”) and (2”) ornamental
trees provided every ten (10)
liner feet of the provided
frontage of roadway along N
Main St and Knapp Rd.
Side Yard Screening
Required to Abutting
Non-Residential
No screening required A continuous row of
evergreen shrubs shall be
provided along all detention
areas fronting Knapp Rd
frontage. Plants to be
installed and maintained at
24 to 36-inches. (2”)
ornamental trees provided
every ten (10) liner feet of
the provided frontage for up
to 150’.
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 in the parking area
for every 15 parking spaces
placed within an island.
3. Fencing & Screening
a. Decorative metal fences up to 8-feet in height may be permitted when interior to the
site as security fencing.
b. 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 combination 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
(e) Decorative wrought iron fencing
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.
Fences or walls in the COD
District may not use chain-
link or certain other
materials when visible from
a public street. Areas not in
the view of a public ROW
and located greater than
150’ from a public ROW
may use black cyclone
fencing
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
from main street for certain
features such as loading
docks, mechanical
equipment, etc. with the
same material and look as
the building
4. Building Design
a. Building articulation shall be provided along exterior façades facing N. Main Street so
that:
i. The material, finish, texture, and color of the exterior façade varies at
least every thirty (30) linear feet of façade facing N Main St.
ii. Architectural variation of at least one foot (1) in depth is provided for every
thirty (30) linear feet of façade facing N Main St. 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. Awnings or canopies
ii. Recessed entries
iii. Decorative light fixtures
iv. Decorative reveal patterns
v. Variation in façade height and color
vi. 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
fifty (50) 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
finish and height is
required every 30-feet. A
variation in depth of 1-foot
is required every 30-
feet.
Building Materials 15% of the wall area shall
be transparent.
15% of the wall area shall
be transparent facing N
Main St. Transparent
materials may include
glass, spandrel glass, or
other similar materials.
Primary Entries No standards exist Primary entries facing N
Main St 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. Any lighting used to illuminate any off-street parking area shall be designed and
constructed to be reflected downward and away from any adjoining property of
street.
6. Vehicular (Non-Truck) Traffic Circulation
A. Vehicular Traffic Traveling South along N. Main from Beltway 8 will enter the site through Knapp
Rd. Vehicles will travel south from the Beltway to the lighted intersection at Knapp Rd and
proceed East along Knapp Rd to the site entrance.
a. A monument sign on-site along Knapp Rd will identify the site and guide vehicles to their
destination.
b. Vehicular traffic that misses the turn at Knapp Rd will proceed to McHard Rd, travel east
on McHard Rd to Old Alvin Rd, North on Old Alvin Rd to Knapp Rd, and West on Knapp
Rd to the site.
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.
c. Site access along N. Main will have directional striping and directional no access
signage to prevent vehicles from traveling south in northbound lanes to access the site
from the median cut that currently services Pearland Alternator (1221 N Main St
Pearland, Tx 77588).
d. No U-Turn Signage will be added to the existing raised and hooded median cut south of
the site to prevent vehicular U-Turns along N. Main.
B. Vehicular Traffic traveling North Along N. Main Street will enter the site through the provided
access along N. Main.
a. A monument sign on-site along N. Main will identify the site and guide vehicles to their
destination.
b. Vehicles that miss the site access along N.Main will proceed to the lighted intersection at
Knapp Rd, East on Knapp Rd, and enter the site through the Knapp Rd Entrance.
C. Vehicular Traffic approaching the site from East Knapp Rd will enter the site through the Knapp
Rd Entrance.
a. A monument sign along Knapp Rd will identify the site and guide vehicles to their
destination.
b. Vehicular traffic that misses the turn at Knapp Rd will proceed to the lighted intersection
at N. Main. They will then travel south on N. Main to McHard Rd, travel east on McHard
Rd to Old Alvin Rd, North on Old Alvin Rd to Knapp Rd, and West on Knapp Rd to the
site.
c. Site access along N. Main will have directional striping and no directional access
signage to prevent vehicles from traveling south in northbound lanes to access the site
from the median cut that currently services Pearland Alternator.
d. No U-Turn Signage will be added to the existing raised and hooded median cut south of
the site to prevent vehicular U-Turns along N. Main.
7. Truck Traffic
A. Truck Traffic Traveling South along N. Main from Beltway 8 will enter the site through Knapp
Rd. Vehicles will travel south from the Beltway to the lighted intersection at Knapp Rd and
proceed East along Knapp Rd to the site entrance.
a. A monument sign on-site along Knapp Rd will identify the site and guide vehicles to their
destination.
b. Trucks will not queue along Knapp Rd but will queue on the site internal drive if required.
c. Signage instructing “No Queuing” will be added along the Knapp Rd ROW to reinforce
no queueing along Knapp Rd.
d. Truck traffic that misses the turn at Knapp Rd will proceed to 518, travel West on 518 to
Mykawa Rd, North on Mykawa Rd to the McHard Rd, East on the McHard Rd to N.Main,
and then North on N. Main and enter off N Main St.
e. Site access along N. Main will have directional striping and no directional access
signage to prevent vehicles from traveling south in northbound lanes to access the site
from the median cut that currently services Pearland Alternator.
f. No U-Turn Signage will be added to the existing raised and hooded median cut south of
the site to prevent vehicular U-Turns along N. Main.
B. Truck Traffic traveling North Along N. Main Street will enter the site through the provided access
along N. Main.
a. A monument sign on-site along N. Main will identify the site and guide vehicles to their
destination.
b. Trucks will not queue along N. Main Rd but will Cue on the site internal drive if required.
c. Signage instructing “No Queuing” will be added along the Knapp Rd Row to reinforce no
cueing along N. Main.
d. Vehicles that miss the site access along N. Main will proceed to the lighted intersection
at Knapp Rd, East on Knapp Rd, and enter the site through Knapp Rd Entrance.
e. A monument sign on-site along Knapp Rd will identify the site and guide vehicles to their
destination.
f. Truck Traffic that misses the N. Main entrance and the turn at Knapp Rd will proceed to
the Beltway, head West on the Beltway 8 service road to Telephone Rd, cross under the
Beltway, and head east on the Beltway Service Rd to N. Main.
8. Vehicular (Non-Truck) Exits
A. Vehicular Traffic that will travel north along N. Main will exit the site through the provided access
along N. Main.
a. Signage will be provided at the exit along N. Main to reinforce no left turns onto N. Main
from the site.
b. A raised median will also prevent left hand turns onto N. Main.
B. Vehicular Traffic that will travel south along N. Main will exit the site through the Knapp Rd
Access, head west along Knapp Rd, and south onto N. Main from the lighted intersection.
C. Vehicular traffic desiring to travel east along Knapp Rd to other destinations within the city will
be permitted.
9. Truck Exists
A. Truck Traffic that will travel north along N. Main will exit the site through the provided access
along N. Main.
a. Signage will be provided at the exist along N. Main to reinforce no left turns onto N. Main
from the site
b. A raised median will also prevent left hand turns onto N. Main St.
B. Truck Traffic that will travel south along N. Main will exit the site through the Knapp Rd Access,
head west along Knapp Rd, and south onto N. Main from the lighted intersection.
C. Truck Traffic will not be permitted to travel East from the site along Knapp Rd. Signage
indicating “No Trucks Right Turn” on the site to be installed to prevent truck traffic from traveling
East from the site along Knapp Rd.
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 tenant
improvements may be designed and permitted as applicable so long as they
comply with the guidelines set forth in this PD.
F. Exhibits
1. 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. Unless explicitly stated in
the Development Plan all internal circulation, driveway locations, building design, and
plantings are conceptual, however; while flexibility is the intent, the final product should
be largely reflective of these plans.
• Exhibit A – Design Plan
• Exhibit B – Site Renderings
• Exhibit C – Site Signage
• Exhibit D – Tree Protection
Exhibit A – Design Plan
Exhibit B – Site Renderings
Exhibit C – Site Signage
Exhibit D – Tree Protection