HomeMy WebLinkAboutOrd. 2000M-281 20260805Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
Ordinance No. 2000M-281
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 119.069
acres of land located in the James Hamilton Survey, Abstract 881, Harris
County, Texas, more particularly being all of Lot "A" and a portion of
Restricted Reserve "B" of The Final Plat of The Promenade Shops at the
Spectrum, a subdivision of 122.623 acres of land on record in Film Code
Number 610201, in the Map Records of said Harris County, Texas
(H.C.M.R.) and the 5.00 acre tract conveyed to Pearland Lifestyle Center,
L.P. by instrument of record in File No. Y326977, Official Public Records of
Real Property, of said Harris County, Texas (H.C.O.P.R.R.P.)
(located South of Sam Houston Tollway, West of State Highway 288,
Pearland, Texas). Zone Change Application No. ZON2025-0569, a request
by Planned Community Developers V, LTD., applicant, on behalf of Pearland
Lifestyle Center, L.P., owner, for approval of a zone change for 119.069
acres of land from Planned Development (PD) to PD, replacing the
previous Promenade Shops Lifestyle Center PD with a new mixed -use
PD; 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, Planned Community Developers V, LTD., applicant, on behalf of
Pearland Lifestyle Center, L.P., owner, is requesting approval of a zone change for
119.069 acres of land from Planned Development (PD) to PD, replacing the previous
Promenade Shops Lifestyle Center PD with a new mixed -use PD; 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 2nd 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
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
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
WHEREAS, the Planning and Zoning commission having fully heard the
testimony and argument of all interested parties, and having been fully advertised in the
premises, submitted its report and recommendation to the City Council regarding the
proposed zone change from Planned Development (PD) District to PD District, said
recommendation attached hereto and made a part hereof for all purposes as Exhibit
"D"; and
WHEREAS, upon receipt of the report from the Planning and Zoning
Commission, City Council considered this application and the recommendation of the
Planning and Zoning Commission at their regular meeting on the 2nd day of March,
2026; and
WHEREAS, on the 16th day of March, 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 a zone change
from Planned Development (PD) District to PD District, 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
Limits of the City of Pearland, Texas, and presently being located within the Planned
Development (PD) District, is hereby granted approval for PD District, 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
Page 2 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
described as:
Legal Description: Being 119.069 acres of land located in the James Hamilton
Survey, Abstract 881, Harris County, Texas, more particularly being all of Lot "A"
and a portion of Restricted Reserve "B" of The Final Plat of The Promenade
Shops at the Spectrum, a subdivision of 122.623 acres of land on record in Film
Code Number 610201, in the Map Records of said Harris County, Texas
(H.C.M.R.) and the 5.00 acre tract conveyed to Pearland Lifestyle Center, L.P. by
instrument of record in File No. Y326977, Official Public Records of Real
Property, of said Harris County, Texas (H.C.O.P.R.R.P.).
General Location: South of Sam Houston Tollway, West of State Highway 288,
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 amendment adopted herein promotes the health, safety, and general welfare of the
public and is a proper valid exercise of the City's police powers.
Section IV. If any section, subsection, sentence, clause, phrase, or portion of
this Ordinance is for any reason held invalid or unconstitutional by any court of
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
Page 3 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
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 16th day of March 2026.
Signed by:
Qlf ffW4WTLTZ
MAYOR
ATTEST:
c—DocuSigned by:
Frat t,i,',c,s /L JM LV'
FR9ANtEFS41 GUILAR, TRMC, MMC
CITY SECRETARY
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 5th day
of August 2026.
ATTE5STaby:
Fralaa-s goutiLly
F 415
FRAN E AGUILAR, TRMC, MMC
CITY SECRETARY
Signed by:
[—�r�v
AEBD203360844A7.
QUENTIN WILTZ
MAYOR
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APPROVED AS TO FORM:
[Signby:
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LAWRENCE G. PROVINS
CITY ATTORNEY
Page 4 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
Exhibit "A"
Legal Description
Being 119.069 acres of land located in the James Hamilton Survey, Abstract 881, Harris
County, Texas, more particularly being all of Lot "A" and a portion of Restricted Reserve
"B" of The Final Plat of The Promenade Shops at the Spectrum, a subdivision of
122.623 acres of land on record in Film Code Number 610201, in the Map Records of
said Harris County, Texas (H.C.M.R.) and the 5.00 acre tract conveyed to Pearland
Lifestyle Center, L.P. by instrument of record in File No. Y326977, Official Public
Records of Real Property, of said Harris County, Texas (H.C.O.P.R.R.P.).
Page 5 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
Exhibit "B"
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CITY OF PEARLAND
Exhibit 1
Aerial & Zoning Map
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Page 6 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
Exhibit "C"
Legal Advertisement
Published February 11
NOTICE OF PUBLIC HEARING OF
THE PLANNING AND ZONING COMMISSION AND THE CITY COUNCIL
OF THE CITY OF FEARLAND,TEXAS
Notice is hereby given that the Planning and Zoning Commission of the City of
Pearland, In Braaoria, Harris and Fort Bend Counties, Texas, will hold a public
hearing an Monday, March 2, 2026, at 6:30 p.m.,. at City Hall, 3519 Liberty DE,
Pearland, Texas 77581; and that the City Council of the City of Pearland will hold
a public hearing and first Ordinance adoption consideration on Monday, March
16, 2026, al 6'30 p.m., at City Hall, 3519 liberty Dr, Pearland, Texas 77581, for
the following case:
1. Zone Change Application No. ZON2o25-0589: A request by
Planned Community Developers V, LTD, applicant, on behalf of
Pearland Lifestyle Center, LP., owner, for approval of a zone change
from Planned Devetoprnenl (PD) In PD, replacing the previous Prom
evads Shops Lifestyle Center PD with a new mixed -use PD, on
119.069 acre -s of land. Is wit:
Legal Description Being 119.069 acres of land located in the
James Hamilton Survey, Abshaot 881, Harris County, Texas, more
particularly being all of Lot "A" and a portion of Restricted Reserve
"B" of The Final Plat of The Promenade Shops at the Spectrum. a
subdivision of 122.623 acres of land on record in Film Code Number
610201, in the Map Records of said Harris County, Texas (H.C,M.R,)
and the 5-00 acre tract conveyed to Pearland Lifestyle Center, LP. by
instrument of record in File No. Y326877, Official Public Records of
Real Property. of said Harris County - Texas {H,C.O.RR.R.P.),
General Location: South of Sam Houston Totlway, West of State
Highway 288, Peartand, Texas.
At said hearing, all interested parties shall have the right and opportunity to ap-
pear and be heard on the subject. For additional information. please contact his
Community Development Department at 281652.1770.
Patrick Bauer, AICP
Senior Planner
Page 7 of 9
Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
Exhibit D
Planning and Zoning Commission Recommendation Letter
Planning Zoning Commission
Recommendation Letter
March 3, 2026
Honorable Mayor and City Council Members
3519 Liberty Drive
Re: Recommendation on Zone Change Application No. ZON2025-0569
Honorable Mayor and City Council Members:
At their regular meeting on March 2, 2026, the Planning and Zoning Commission considered the
following request:
Public Hearing: A request by Planned Community Developers V, LTD., applicant, on
behalf of Pearland Lifestyle Center, L.P., owner, for approval of a zone change from
Planned Development (PD) to PD, replacing the previous Promenade Shops Lifestyle
Center PD with a new mixed -use PD, on 119.069 acres of land, to wit:
Legal Description: Being 119.069 acres of land located in the James Hamilton Survey,
Abstract 881, Harris County, Texas, more particularly being all of Lot "A" and a portion of
Restricted Reserve "B" of The Final Plat of The Promenade Shops at the Spectrum, a
subdivision of 122.623 acres of land on record in Film Code Number 610201, in the Map
Records of said Harris County, Texas (H.C.M.R.) and the 5.00 acre tract conveyed to
Pearland Lifestyle Center, L.P. by instrument of record in File No. Y326977, Official
Public Records of Real Property, of said Harris County, Texas (H.C.O.P.R.R.P.).
General Location: South of Sam Houston Tollway, West of State Highway 288,
Pearland, Texas.
The Planning and Zoning Commission conducted a public hearing for the proposed zone
change at their regular meeting on March 2, 2026. Applicant was present and discussed the
proposed development. There was no comment from the public.
The Commission, staff, and applicant discussed ownership of residential units, timing of
amenities in relation to phasing, the FLEX District as the initial phase, the reasoning for flexibility
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Ord. No. 2000M-281
Docusign Envelope ID: 185CFA9B-5B06-8D30-831E-E556880AEC3D
within the PD document, concerns with the residential being developed before the commercial
uses, design considerations (aesthetic from 288, vehicular visibility, connections across
development, importance of open space), users of the hotel/conference center, safety within the
proposed development, and multi -family proposed in the PD
After discussion, the Commission took a motion to recommend approval of the proposed zone
change and the motion passed by a vote of 7-0. The vote by the Commission constitutes
a positive recommendation for Council approval.
Sincerely,
Katya Copeland, AICP
Assistant Director of Planning, Community Development
On behalf of the Planning and Zoning Commission
Page 9 of 9
Ord. No. 2000M-281
Exhibit E
THE ORCHARD AT LOWER KIRBY
Planned Development Standards
Updated 3/30/26
Exhibits Updated 7/21/26
TABLE OF CONTENTS
CHAPTER 1. INTRODUCTION
1.1. Title
1.2. Description of Subject Property
1.3. Project Purpose
1.4. Project Intent
1.5. Applicability
1.6. Pearland Plan Conformance
CHAPTER 2. ADMINISTRATION
2.1. Administration Intent
2.2. Development Process
2.3. PD Amendment Process
2.4. Deviations
2.5. Management Districts
2.6. Property Owner Associations
CHAPTER 3. ZONING AND LAND USE
3.1. PD District Components
3.2. Block and Lot Standards
3.3. Additional Development Standards
3.4. Use Standards
3.5. Special Events
3.6. Parking and Loading
CHAPTER 4. DESIGN STANDARDS
4.1. Building Layout
4.2. Building Design Standards
4.3. Building Materials
4.4. Building Screening Standards
4.5. Parking Lot and Parking Structure Design
4.6. Landscaping Requirements
4.7. Open Space
4.8. Lighting
4.9. Utilities
CHAPTER 5. STREETS
5.1. Street Types
5.2. Streetscape
5.3. Street Trees
CHAPTER 6. SIGNAGE
6.1. Signage Intent
6.2. Signage Master Plan
1
6.3. General Standards
6.4. Permitted Sign Types
CHAPTER 7. DEFINITIONS
EXHIBITS
EXHIBIT A: ZONING EXHIBIT
EXHIBIT B: LEGAL DESCRIPTION
EXHIBIT C: EXISTING CONDITIONS
EXHIBIT D: CONCEPT PLAN
EXHIBIT E: DESIGN PLAN
EXHIBIT F: THOROUGHFARE PLAN
EXHIBIT G: STREET SECTIONS
EXHIBIT H: LANDSCAPE/ OPEN SPACE PLAN
EXHIBIT I: PHASING PLAN
EXHIBIT J: SIGNAGE PLAN
EXHIBIT K: CHARACTER IMAGES
CHAPTER 1. INTRODUCTION
1.1. Title
This Planned Development District, PD #_ is known as "The Orchard at Lower Kirby" and may be cited as
the "PD". Pursuant to an Application for a Change in Zoning submitted by Planned Community Developers
V, LTD. "Developer", the following PD is hereby adopted and shall be applicable to the development of all
property within the area of land depicted in EXHIBIT A: ZONING EXHIBIT and described in EXHIBIT B: LEGAL
DESCRIPTION.
1.2. Description of Subject Tract
The subject tract consists of approximately 119 acres located at the southwest quadrant of the intersection
of Beltway 8 and State Highway 288 interchange, within Pearland "City", Harris County, Texas, near the
northwestern edge of the Pearland City Limits. The PD area is currently owned by Pearland Lifestyle Center,
L.P. The site has primary access points to the frontage roads of the Sam Houston Tollway and SH 288 and
internally to Promenade Shops Dr. and S Spectrum Blvd. The site is also well-connected to the Ivy
Development to the South by Ivy Park Terrace and also to a larger green and trail network through the Clear
Creek Trail. The site currently contains one structure, Bass Pro Shops, which opened in 2008, along with a
lake feature and some private commercial drives. Previous plans for the site have proposed a dense, mixed -
use, walkable retail center with open spaces, however, no other structures have been constructed to date.
The existing conditions of the PD District are further described in EXHIBIT C: EXISTING CONDITIONS.
1.3. Project Purpose
The purpose of the PD is to facilitate the development of the site into a mixed -use, residential, commercial,
and entertainment district featuring buildings with compatible architectural style, pedestrian scaled streets,
and placemaking opportunities that provide a setting for small-scale retail, anchor retail, restaurants,
entertainment, a variety of residential densities and other ancillary uses such as hotel and civic destinations.
The Orchard at Lower Kirby envisions pedestrian -friendly streets connecting multiple tracts to be used for
a variety of residential types which are a key component of walkable urban communities. The remaining
development will be primarily commercial in nature, including restaurants, grocery shopping, office, retail
stores, hospitality and various entertainment options. The primary gathering space, called Orchard Plaza,
will function as a central core around which the various restaurants, hospitality and civic development will
2
be placed, allowing for hotel and conference center use. The intent is for the various developments to
engage in a synergy of positive support, drawing visitors and residents alike to enjoy multiple venues during
both large-scale special events and regular evenings out on the plaza. In addition, to Orchard Plaza, there
will be restaurants adjacent to the existing Bass Pro water feature, which will create a public boardwalk -
like area for diners and other visitors.
1.4. Project Intent
The intent of The Orchard at Lower Kirby is to implement a uniquely designed retail, residential, and
entertainment complex that will serve as one of the primary gateways to the City of Pearland and create a
positive perception of the city as a whole. The project will generally conform to key aspects of Pearland
Plans referenced below in Section 1.6. The anticipated design features are consistent with the intent of the
City of Pearland2040 Comprehensive Plan's place types of Town Center and Professional & Services, and
the Lower Kirby Urban Center Master Plan and include the following:
a. A distinct gateway announcing the City of Pearland;
b. A variety of residential housing options including single-family detached homes, townhomes, live -
work and multi -family;
c. A mix of commercial and entertainment uses — (including office, restaurants, grocery shopping,
retail stores, hospitality, fitness and exercise venues, conference center, and various
entertainment options);
d. Buildings with well-proportioned massing and aesthetically pleasing architectural design
characteristics;
e. Adequate and convenient parking;
f. A comprehensive sidewalk and streetscape program to encourage pedestrian activity;
g. An open space network that is connected by trails and paths throughout the site to amenity ponds,
and other recreational features;
h. View corridors with water features and landscaping; and
i. Linkages to the greater Lower Kirby area and the Ivy District.
1.5. Applicability
Unless otherwise specified in this document, the development will meet the City of Pearland's Unified
Development Code "UDC" and all applicable City of Pearland ordinances in effect on the adoption date of
this PD.
1.5.1. PD District Establishment
The PD is currently zoned PD #2000M-0026, Planned Development District known as the
"Promenade Shops at the Spectrum PUD". The Pearland UDC identifies certain circumstances
under which a Planned Development may be established. The proposed zoning is a replacement
to the existing PD and meets these conditions by proposing a mixed -use development and by
proposing a code that cannot be achieved through the typical Pearland development regulations.
Per Chapter 2, Article 2, Division 2 Section 2.2.2.1 of the UDC, a PD District may be established for
one of eight listed circumstances. The following circumstances apply to the reason for
establishment of The Orchard at Lower Kirby:
a. The land, or adjacent property that would be impacted by the development of the land,
has sensitive or unique environmental features requiring a more flexible approach to
zoning and clustering of uses, or special design standards, in order to afford the best
possible protection of the unique qualities of the site or the adjacent property;
b. The land is proposed for development as a mixed -use development or a traditional
neighborhood development requiring more flexible and innovative design standards;
c. The land serves as transition between different land uses;
d. The land is proposed for development as a major office, retail, commercial,
entertainment or employment center, and special design standards may be warranted;
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e. The land is of such 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; and
f. The land consists of unusually configured parcels that cannot be developed efficiently
under the base district standards.
1.5.2. Relationship to the City of Pearland Code of Ordinances
1.5.2.1. In the event of a conflict between the provisions of this PD and any other codes,
ordinances, regulations, and standards of the City of Pearland, the provisions of this PD
shall control to the extent permitted by law.
1.5.2.2. Provisions of any other codes, ordinances, regulations, and standards of the City of
Pearland that are not in conflict with the provisions of this PD shall continue to apply to
the PD area.
1.5.2.3. The Definitions set forth in these PD standards contain terms that are integral to this PD.
Those terms not defined herein or in Chapter 5: Definitions of the UDC, shall be accorded
their commonly accepted meanings. In the event of a conflict between a definition in this
PD and a definition in any other codes, ordinances, regulations, and standards of the City
of Pearland, the definition in this PD shall control.
1.5.3. Interpretation
1.5.3.1. In the event of a conflict between the provisions of this PD and the numerical metrics of
its tables and the diagrams and illustrations, the provisions of this PD shall control. In the
case of internal inconsistencies within these PD standards the more stringent
requirement shall control.
1.5.3.2. Provisions of this PD are activated by "SHALL", "MUST" or "ARE" when required and
"MAY" when optional.
1.6. City of Pearland Applicable Plans
This PD is in general conformance with the Pearland 2040 Plan. The Future Land Use Plan, part of the City's
2040 Comprehensive Plan, shows this area as part of the Lower Kirby Urban Center. The Lower Kirby Urban
Center Master Plan envisions a mixed -use, residential, and entertainment district encompassing some
1,200 acres at the southwest corner of Beltway 8 and SH 288. Alignment between these PD standards and
the 2040 Comprehensive Plan and Pearland Prosperity Strategic Plan are evidenced in these particular
references in those two guiding documents:
1.6.1. Pearland 2040 Comprehensive Plan Conformance
a. The PD is indicated as Town Center (TC) Land Use with includes the following Primary
Land Uses: Retail, Townhomes, Senior Housing, Restaurants, Community -Serving
Commercial, Professional Office, Live -Work Units and the following Secondary Land Uses:
Hotels, Civic and Institutional Uses, Parks, and Community Buildings.
b. "6.2 Update UDC: Update the UDC to allow a more diverse housing stock. This should
include a combination of allowing smaller lot sizes and related development standards,
allowing certain types by right in specific zoning districts (mixed -use and multifamily
development in retail and office zones and ADUs within certain zoning districts), and
providing applicants with tools for more efficient implementation."
c. "7.6 Quality of Life and Quality of Place: Pursue the development of dynamic, walkable
4
mixed -use districts... and expand the urban uses for a walkable mixed -use center."
d. "8.2 Lifestyle Amenities: Create design guidelines that ensure employment centers are
developed with lifestyle amenities (walkability, green space, on -site or nearby retail, etc.)
that attract highly skilled, high -income workers."
e. "9.9 Pedestrian Realm: Update the UDC with specific pedestrian realm requirements in
areas with middle market housing, including shade, wider sidewalks, refuge, benches,
trash receptacles, etc."
1.6.2. Pearland Prosperity Strategic Plan Conformance
a. "Places to Gather. A-2 Actively pursue a vibrant mixed -use entertainment district in the
Lower Kirby District. A-4 Position additional sites around Pearland as potential locations
for new quality of place amenities"
b. "Infill & Redevelopment. C-4 Encourage multifamily and compact residential uses on infill
and redevelopment sites. C-5 Actively recruit residential developments and supportive
amenities that will allow Pearland's residents to "age in place""
1.6.3. Pearland 2020 Parks Master Plan Conformance
a. "Objective 1.1: Assure an even geographic distribution of parks and recreation facilities
to provide equitable access and opportunity for all of Pearland's citizens."
b. "GOAL 3 SAFE PEDESTRIAN ACCESS. Safe active transportation access from points of
origin (e.g., neighborhoods and residential subdivisions) to key destinations (e.g., parks,
schools, employment centers and commercial districts) throughout Pearland."
c. "Objective 3.1: Ensure a safe and connected system of off-street pedestrian facilities
(sidewalks and recreational trails) throughout Pearland and beyond."
d. "Objective 3.2: Improve vehicular and active transportation wayfinding legibility and
access to Pearland's parks and recreation facilities.
e. STRATEGY 3.1.8: Develop a phased trail expansion program.
f. STRATEGY 3.2.2: To improve accessibility to trails and widened sidewalks, consider where
additional trailheads may be located.
g. STRATEGY 4.2.2: Implement reforestation projects throughout the City of Pearland,
including its parks and trails.
h. STRATEGY 4.2.4: Consider alternative tree species for streetscape enhancements.
CHAPTER 2. ADMINISTRATION
2.1. Administration Intent
This Chapter sets forth the provisions for reviewing and approving development applications within the PD
District. The intent is to ensure that all development is consistent with the provisions of this PD while
providing for the flexibility needed for quality development to respond to market conditions over the
development life of the PD.
2.2. Development Process
Development within the PD District shall follow the following development process.
2.2.1. Pre -Development
After the approval of this PD and concurrent to or prior to the first Master Plan is submitted, the
following documents must be submitted:
a. Application for Amendment to Comprehensive Plan (if applicable)
b. Thoroughfare Plan Amendment (if applicable)
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c. Public District Maintenance Agreement (if applicable)
d. Traffic Impact Analysis
e. Water and Wastewater Plan
f. Drainage Report
2.2.2. Master Plan
For each development phase, the developer shall submit a Master Plan that encompasses the
entire PD area (excluding off -site infrastructure improvements). The Master Plan shall include:
a. The proposed boundaries of subdivision tracts within the PD.
b. Locations of all then existing features on the entire PD site.
c. Proposed development within the relevant phase of development, including but not
limited to general building placement, general layout of parking lots and driveways,
general locations of signage, sidewalks, and utility locations.
d. Specific measurements and quantities are not required on the Master Plan.
e. Details on undeveloped tracts in future Phases shall be provided if relevant and necessary
to the planning of the current Phase. Staff shall review the proposed Master Plan for
compliance and identify any conflicts.
f. Approval of and expiration of master plan(s) will follow the requirements as provided for
in the UDC.
2.2.3. Site Development Plan
After a Master Plan is approved, one or more Site Development Plans shall be submitted for all or
a portion of the area within the Master Plan. Each subdivision plat shall be accompanied by a Site
Development Plan illustrating the proposed site details described in the Master Plan and shall
include specific measurements and quantities to demonstrate compliance with the PD and to
assure that the development of individual building lots, parcels, or tracts within the PD district are
consistent with the approved Concept Plan.
2.2.3.1. Third Party Building Design Review
The Developer shall provide documentation of submittal and approval of a Site
Development Plan to any applicable third party design review entity such as a HOA, POA
or a design professional acting as their agent. This preliminary review is to ensure the Site
Development Plan including facade design and public realm are in conformance with
these PD standards and any applicable private design guidelines and/or covenants,
conditions and restrictions.
2.2.3.2. Facade Design Plan as Part of Site Development Plan
A Facade Design Plan shall be a component of the Site Development Plan. The Fa�ade
Design Plan shall demonstrate conformance with the Design criteria in the PD standards
and include basic information about the proposed building fa�ades including:
a. Architectural Features (especially at key public nodes)
b. Materials and Color Palette
c. Fenestration (Windows and Glazing)
d. Building Orientation and Entrances
e. Articulation/Variation
f. Base, Body, and Crown
g. Screening treatments (if required)
h. Any other requirements as directed during Master Plan process.
2.2.3.3. Public Realm Plan as Part of Site Development Plan
A Public Realm Plan shall be a component of the Site Development Plan. The Public Realm
Plan shall demonstrate conformance with the Design criteria in the PD standards and
6
include basic information about the portion of the building and site that face an open
space or street that is anticipated to have regular pedestrian activity:
a. Design relationship with public realm design elsewhere in the PD area
b. Adjacent R.O.W. Streetscape design , where applicable
c. Adjacent Open Space design, where applicable
d. Ground plane materials between building facade and the property line
e. Building orientation and entrances
f. Street furniture
g. Outdoor seating or dining areas
h. Any other requirements as directed during Master Plan process.
2.2.3.4. Site Development Plan Submittal Sequence
a. The Site Development Plan may be submitted and approved along with a
preliminary plat, or
b. the Site Development Plan may be submitted and approved prior to a
preliminary plat.
2.2.3.5. Delegation to Director of Community Development
The Director of Community Development is hereby delegated the authority to approve,
conditionally approve, or deny a Site Development Plan and all amendments thereto,
subject to appeal to the Planning & Zoning Commission.
2.2.3.6. Approval Criteria
The Director of Community Development, in approving, conditionally approving, or
denying a Site Development Plan, shall determine whether:
a. The plan complies with the applicable PD Concept Plan and with the PD
ordinance, including conditions attached to the Concept Plan or PD ordinance,
within the levels of deviation specified in the PD ordinance.
b. The plan complies with the standards and conditions of the zoning regulations,
thoroughfare plan, applicable development agreement, and of other
ordinances, rules, and regulations of the City (to the extent that such standards
and conditions are applicable to development within the PD District);
c. The traffic estimated to be generated by the plan is generally consistent with the
approved traffic impact analysis;
d. The plan includes the necessary on -site or adjacent traffic improvements to
accommodate traffic generated by the plan (e.g., turn lanes, stacking lanes,
signalization, etc.); and
e. The drainage study for the plan indicates that the proposed development can be
achieved without increasing the upstream or downstream water surface
elevation on property owned by third parties and that detention and drainage
areas will be improved in a manner consistent with the authorized design.
2.3. PD Amendment Process
The PD may be amended from time to time to reflect market conditions and consumer demand. For a
request to amend the zoning designation or PD development standards for a specific tract within the PD
boundary, only the owner of the property subject to such change, or their representative, initiating the
request shall be named as the "Applicant." No other owners of property within the boundaries of the PD
are required to be Applicants for such amendments to the PD. This applicant requirement is not meant to
supplant zoning change notification requirements. A PD Amendment applies only to the subject tract and
all PD amendments remain subject to the City's standard zoning amendment procedures and approval
requirements.
7
2.4. Deviations
Deviations from the PD Standards, EXHIBIT D: CONCEPT PLAN, and EXHIBIT E: DESIGN PLAN for approval
of a Site Development Plan, Building Permit, and other applications based on the Development Standards
herein shall be administered per the thresholds in Table 1: Minor Deviations.
2.4.1. Minor Deviations
Minor Deviations are limited to the criteria provided in Table 1: Minor Deviations. The City
Manager, or City Staff designee, will review a minor deviation within fifteen (15) business days of
receipt of the deviation request. For any denial or conditional approval, the City Manager, or City
Staff designee, shall provide the Developer with a written statement of the reasons for its denial
or conditional approval that clearly states each specific reason and appropriate Code section for
denial or conditional approval. The decision of the City Manager, or City Staff designee, may be
appealed by the Applicant to the Planning and Zoning Commission who will make
recommendation to City Council. Multiple Minor Deviations may be approved for a development
standard provided the aggregate modification does not exceed the criteria in Table 1: Minor
Deviations, i.e., modifications to an already approved modification are subject to the threshold
limits of the originally approved standards. Therefore, multiple Minor Deviations may not be used
to achieve a cumulative change that is not within the numerical limits or the intent of what is
designated as a Minor Deviation.
2.4.2. Major Deviations
Major deviations are criteria that are in excess of the Minor Deviation thresholds provided in Table
1: Minor Deviations and shall be submitted to the Planning and Zoning Commission and City
Council for approval as an amendment of the PD district.
Table 1: Minor Deviations
Textual - Corrections in spelling, distances, and other labeling that does not affect the overall development concept.
Numerical Standard - Modification up to ten percent (10%) to the numerical standards of these Development
Standards, except as otherwise provided herein. No increase to the maximum number of allowed multi -family or
residential density may be considered a minor deviation.
District Size - Any increase and corresponding decrease up to ten percent (10%) of the total gross acreage of a MUC
or HDSF District as depicted in EXHIBIT D: CONCEPT PLAN. No decrease to the overall size of the Open Space is allowed
as a minor deviation. Any increase and corresponding decrease up to five percent (5%) of the total gross acreage of a
WEMU District as depicted in EXHIBIT D: CONCEPT PLAN.
Street Alignment - Street Alignment as depicted in the PD exhibits may be modified, including adding new streets to
create additional subdivision of blocks, while maintaining general street network and thoroughfare connectivity as
depicted in EXHIBIT F: THOROUGHFARE PLAN. The street network is considered maintained if the number of internal
intersections and external street connections is at a minimum the same number as depicted in EXHIBIT F:
THOROUGHFARE PLAN.
Street Sections - Modifications to approved Street Sections as depicted in EXHIBIT G: STREET SECTIONS to
accommodate one or more of the following conditions:
a. designated drop-off / loading area
b. landscape or pedestrian realm wider than the minimum depicted
c. to modify the on -street parking configuration
Building Depiction — As building sizes and locations are illustratively depicted on EXHIBIT E: DESIGN PLAN, the size
and location of the buildings may be located on a Master Plan and Site Development Plan in a different configuration
than as depicted on EXHIBIT E: DESIGN PLAN provided that the building size and location is consistent with the PD
standards. Any building change not consistent with the PD Standards would require a Major Deviation.
Parking Depiction - As parking layouts are illustratively depicted on EXHIBIT E: DESIGN PLAN, the size and location of
parking layouts may be located on a Master Plan and Site Development Plan in a different configuration than as
8
depicted on EXHIBIT E: DESIGN PLAN provided that the parking location is consistent with the PD standards and
structured parking remains in the WEMU district, although size and configuration of the structured parking may be
modified. Any parking change not consistent with the PD Standards would require a Major Deviation.
Notes:
a. When calculating district size for purposes of calculating the limits of a 10% increase or decrease,
the district size is considered the maximum allowable area. This maximum allowable area will be
the district plus any eligible flex district amount. For example, 40 acres of MUC plus 40 acres of
flex district would yield 80 maximum allowable acres of MUC. This would result in 8 acres of
increase or decrease range as 10% of 80 is 8. This will result in the flex district counting towards
the maximum district size of WEMU, MUC and HDSF.
2.5. Management Districts
The PD will be under the jurisdiction of two Management Districts. These Districts assist with the funding
and implementation of engineering projects to make the Lower Kirby District developable. The subject site
is part of Pearland Management District #1 (PMMD1) and Lower Kirby Pearland Management District
(LKPMD). The Management Districts handle regional detention for the Lower Kirby context, including the
subject site.
2.6. Property Owner Associations
Development and maintenance within the PD District will be managed by one or more Property Owners'
Associations (POA). There will be separate ownership associations for residential development and
commercial development (Commercial Association) which will be professionally managed. Each association
shall have private development guidelines in order to ensure complimentary designs that support the
desired look and feel for the project overall and create a framework for high -quality and well -integrated
concepts that protect property values. The applicable development guidelines shall be in place prior to the
construction of the development type subject to those particular development guidelines. The City of
Pearland does not enforce private development guidelines.
CHAPTER 3. ZONING AND LAND USE
3.1. PD District Components
3.1.1. Concept Plan
Development of the PD area shall be in conformance with the Concept Plan, attached as EXHIBIT
D: CONCEPT PLAN. Site Development Plans may vary from the Concept Plan per standards in
Section 2.4 Deviations, provided the development is consistent with these PD standards.
3.1.2. Design Plan
Development of the PD area shall be in general conformance with the Design Plan, attached as
EXHIBIT E: DESIGN PLAN. The Design Plan is intended to be an illustrative representation of the
proposed development that is generally a more detailed version of the EXHIBIT D: CONCEPT PLAN.
On a Site Development Plan building sizes, orientations and locations may vary from the Design
Plan provided the development is consistent with the PD standards.
3.1.3. PD Zoning Districts
The PD is divided into three (3) districts as indicated on EXHIBIT D: CONCEPT PLAN. Development
standards for those Districts are set forth below, and a flex district that allows for any of the stated
allowed districts. EXHIBIT D: CONCEPT PLAN provides a tabulation of each district within the
9
project. All acreages shown are approximate and subject to change as development occurs within
the PD boundaries and as permitted by these development standards. The characteristics of these
Districts are inspired by the two Sub -Districts, Highway Commercial and Commercial Transition, of
the Lower Kirby Regulating Plan that partially overlap the subject site, with modifications to reflect
the proposed nature of the new development. EXHIBIT D: CONCEPT PLAN has areas that are
designated as a flex district. The development standards in any area designated as a flex district
on the date the PD is adopted will be determined at the time of a Site Development Plan submittal
for such an area.
PD Zoning Districts include:
3.1.3.1. High Density Single -Family Residential District (HDSF)
This district provides higher density, attached and detached residential uses located along
the open spaces and natural amenities. HDSF provides a variety of lot sizes to
accommodate different home styles, buyer demographics, and home sizes. This land use
may also include private amenities such as recreation centers, parks, and related
facilities. A Build -to -Rent style community is prohibited. The Pearland base zoning district
that the High Density Single -Family Residential District is modifying is the TH, Townhouse
Residential District.
3.1.3.2. Mixed -Use Commercial District (MUC)
This district provides for a wide range of commercial, retail, office, entertainment and
hospitality uses that encourage horizontal mixed -use and allow for vertical mixed -use.
These developments may take a variety of forms, including traditional brownstone,
Gurban, wrap -style, or podium -style residential Commercial uses along the highway
frontage may be more auto -oriented in nature transitioning to pedestrian friendly
frontages on the internal street frontages. The Pearland base zoning district that the
Mixed -Use Commercial District is modifying, is the GB, General Business Retail District.
3.1.3.3. Waterfront Entertainment Mixed -Use District (WEMU)
This district provides for a wide range of commercial, retail, office, hospitality, and
entertainment uses that encourage horizontal mixed -use and allow for vertical mixed -
use with a special focus on the existing Bass Pro Shop southern waterfront, with public
access to waterfront and retail activation, and the Orchard Plaza. This area may include a
hotel and conference center as an anchor tenant. The District may include a mix of live -
work and multi -family units; one permitted multifamily site within the WEMU district by
right, additional locations would be conditional with no limit on live -work units. These
developments may take a variety of forms, including wrap -style, or podium -style
residential Vertical mixed -use buildings are permitted in the WEMU District.
Entertainment uses to be encouraged will consist of concepts referenced in Table 4: Use
Table and predominantly listed under the section for "Entertainment & Recreational
Uses". Entertainment uses would provide for varied, integrated and activating elements
like diverse dining, cultural venues, flexible spaces, and ground -floor retail, creating
walkable destinations that offer experiences beyond just transactions, from daily
vibrancy to special events. Street level vibrancy could consist of destinations such as
cafes, bars, small theaters, galleries and unique shops. Beyond traditional retail,
including interactive entertainment (arcades, escape rooms), fitness studios, pop-up
markets, and flexible event spaces. To complement the brick -and -mortar establishments,
community gathering space(s) shall provide for public gatherings, markets, public art
installations — all contributing to the sense of place that fosters community. The Pearland
base zoning district that the Waterfront Entertainment Mixed -Use District is modifying,
is the GB, General Business Retail District.
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3.1.3.4. Flex District
Areas indicated as a Flex District on the EXHIBIT D: CONCEPT PLAN means that the entire
Flex District or a portion will adopt the standards of either the MUC district, WEMU
district or the HDSF district at the time of Site Development Plan submittal.
3.1.4. Streets
The Developer intends to provide sufficient connectivity throughout the development of the
Property through the interconnectivity of the streets required by the Pearland Thoroughfare Plan
and the local street system as shown on EXHIBIT F: THOROUGHFARE PLAN. Street cross sections
shall be provided as shown in EXHIBIT G: STREET SECTIONS. Street criteria are further provided in
Chapter 5: Streets.
3.1.5. Project Phasing
Any necessary infrastructure and on -site public rights -of -way, any needed on -site or off -
site drainage / detention improvements, and infrastructure improvements to develop
each phase of development shall be provided in accordance with the requirements in this
PD, the UDC, EDCM, and a future TIA. Initial phase and subsequent phase are depicted in
EXHIBIT I: PHASING PLAN. Commencement of construction within the PD area shall occur
within four years of the approval of this PD, otherwise a PD amendment is required.
Table 2: Project Phasing
Initial Phase
Option 1
Option 2
Option 3
HDSF
Portion of Initial Phase
Area
All of Initial Phase Area
Portion of Initial Phase
Area
Multifamily
350 units maximum
None
699 units maximum
Non -Residential
Required (which may be
provided within Initial
Phase or Subsequent
Phase area)
None
20,000 sf minimum
20,000 sf minimum
Subsequent Phase
HDSF
Any remaining area of the Initial Phase HDSF built out to the maximum area
allowed
Multifamily
700 units or more (cumulative of previously built units)
Non -Residential
Required in overall PD
area
50,000 sf minimum
Notes:
a. "Portion" means a portion of the Initial Phase fully developed with HDSF, up to 25 acres of
gross HDSF acreage.
b. "All" means all of the Initial Phase Area developed with HDSF.
3.1.5.1. Required Non -Residential Development
Non-residential development that is required for the initial phase or subsequent phase
11
of development may be provided anywhere that use is permitted within the PD area.
Commencement of construction on the minimum non-residential square footage of each
phase is required prior to the commencement of construction on the HDSF or Multifamily
units of that phase. Non-residential development shall be required by the following
triggers as provided for in Table 2: Project Phasing:
a. 20,000 sf minimum
Initial Phase fully developed with HDSF OR 700 units or more of multifamily
developed.
b. 50,000 sf minimum
Any remaining area of the Initial Phase HDSF built out to the maximum area allowed
AND when 700 units or more of cumulative multifamily units are developed.
3.1.5.2. Initial Phase Contiguous Development Type Requirement
To ensure compatible development within the Initial Phase area, any allowed use in the
district may be developed, but residential uses shall be developed on contiguous blocks
(as defined on an edge by streets or open space). This will allow for continuous areas of
similar uses rather than a checkerboard pattern of uses within the Initial Phase.
3.1.5.3. Subsequent Phases
Following or concurrent to development of the Initial Phase, additional tracts within the
WEMU and MUC districts will be developed. Central to this development will be the
construction of the Orchard Plaza and an entertainment anchor which will spur additional
commercial development. Commencement of construction within a subsequent phase
area shall occur within four years of the approval of this PD, otherwise a PD amendment
is required.
3.2. Block and Lot Standards
Where there is a divergence from the base zoning district standard, it is indicated in the table in (red).
Table 3: Lot Development Standards
High Density Single-
Family Residential
(HDSF)
Base Zone: TH
Mixed -Use
Commercial District
(MUC)
Base Zone: GB
Waterfront
Entertainment Mixed-
Use (WEMU)
Base Zone: GB
Minimum lot area
1,500 sf (3,000 sf)
22,500 sf
5,000 (22,500 sf)
Minimum lot width
20 ft (30 ft)
150 ft
100 (150 ft)
Minimum lot depth
60 ft (90 ft)
125 ft
125 ft
Minimum front setback (from
street R.O.W.)
10 ft (20 ft)
10 ft (25 ft)
0 ft (25 ft)
Minimum front setback (from
open space/ attached green)
5 ft
5 ft
5 ft
Minimum setback from Highway
R.O.W. (Beltway 8 or SH 288)
n/a
30 ft (30 ft)
30 ft (30 ft)
Minimum side setback (interior
lot)
Attached:
0 ft (10 ft building
separation between TH
buildings) (15 ft)
Detached:
3ft
10 ft
0 ft (10 ft)
Minimum side along R.O.W.
10 ft (20 ft)
0 ft
0 ft
12
Maximum street fronting
building encroachment
5 ft (n/a)
10 ft (n/a)
10 ft (n/a)
Minimum rear setback
5 ft (10 ft)
10 ft (25 ft)
10 ft (25 ft)
Rear garage setback
(with alley access)
(4' Maximum or 8' or 20'
Minimum to Garage
door) (Upper floors may
overhang 4 ft maximum)
(4' Maximum or 8' or
20' Minimum to
Garage door) (Upper
floors may overhang 4
ft maximum)
(4' Maximum or 8' or
20' Minimum to
Garage door) (Upper
floors may overhang 4
ft maximum)
Maximum height
4 stories (35 ft)
None (45 ft)
None (45 ft)
Maximum lot coverage
(replacing project coverage
standard) (not including adjacent
open space lots)
90% (n/a)
80%
80%
Maximum Block Length
600 ft
None (n/a)
600 ft (n/a)
Note: Where only minimum standards are provided, there is not a maximum standard. Where only maximum
standards are provided, there is not a minimum standard.
3.2.1. Building Height
The maximum height for buildings within the PD District shall be measured per the definitions
specified in this document. Buildings may include non -occupiable accent structures, architectural
towers, or feature elements, and may be a maximum of twenty-five (25%) of the structure height.
Flag poles atop buildings may be a maximum of thirty feet (30') in height. Roof terraces count as
top story.
3.2.2. Allowed Encroachments
Allowed Encroachments shall not impede pedestrian movement in the R.O.W. and in no case shall
extend further than the curbline.
3.3. Additional Development Standards
3.3.1. HDSF Specific Development Standards
3.3.1.1. Common Areas
Management & Maintenance. For any land and/or facilities to be used in common by
residents of the development, there shall be provisions made for the establishment of a
property owners association to manage and maintain such common land and/or facilities.
All common areas over five -hundred square feet with a minimum dimension of eight feet
(8') shall contribute towards the open space requirement for the PD as a whole.
3.3.1.2. Permitted Length for Attached Residential Units
A complex of attached residential dwelling units shall have a minimum length of two (2)
dwelling units and shall not exceed two hundred feet (200') in length or the width of six
(6) attached units, whichever is less.
3.3.1.3. Residential Common Open Space
Common open space is considered common area and shall be maintained as such in
accordance with the subsection 3.3.1.1 above. In addition, the following shall be required
for common open space:
a. In all areas where an allowed residential unit is developed within HDSF, there
shall be a minimum of two hundred and fifty square feet (250) of common open
13
space per dwelling unit with an overall minimum of two (2) acres of common
open space within the HDSF district. This is in addition to the open space
provided throughout the PD area.
b. The minimum area of any individual common open space lot shall be two
thousand (2,000) square feet.
c. The minimum length or width dimension of any common area shall be twenty
feet (20').
d. Each area of common open space shall be within five hundred feet (500') of all
dwelling units intended to be served by the common open space.
e. Areas such as plazas, pedestrian ways, easements (utility easements that are
accessible for active or passive use) and outside swimming pools may be
included as part of the required common open space.
f. The provision of any common open space requirement may be satisfied
anywhere within the HDSF area.
3.3.1.4. Density
The maximum gross density for residential units in the HDSF district shall be 20 units per
acre and the overall maximum shall be 400 HDSF units within the PD area.
3.3.1.5. Gated and Private Streets
Gated Streets are allowed but not required within the HDSF district. If gated streets are
utilized then any street within the gated section shall be a private street. Gated access
shall comply with City emergency access and fire code requirements, including approved
access control systems.
3.3.1.6. Fences and Walls
Residential Fencing in the HDSF district shall follow Chap. 4, Art. 2, Div. 4, Sec. 3 of the
UDC except that individual yard fences shall not be permitted in any front yard, projecting
beyond the front facade of the home. Perimeter community fences and walls are allowed,
but not required, provided they meet the criteria in Chap. 4, Art. 2, Div. 4, Sec. 1 (C) of
the UDC as modified below:
a. Consistent in form and materials across lot frontage along the block face
b. Installed by the developer at the time of the lot development
c. Subject to additional private design guidelines and/or covenants, conditions and
restrictions.
d. Maintained by the HOA
e. Fences or walls in front of the lot, fronting on a public street, may have a gate
and shall be a minimum of three feet (3') and maximum of five feet (5') high.
3.3.2. MUC Specific Development Standards
3.3.2.1. Existing Buildings
Existing Buildings, including the Bass Pro Shop Building, within the MUC district shall be
permitted to be redeveloped / rebuilt / replaced in its current configuration. Any
expansion over 10%, as allowed through the minor deviations, shall be reviewed through
the PD amendment process.
3.3.3. WEMU Specific Development Standards
3.3.3.1. Waterfront Access
Within the WEMU district public access shall be provided to the waterfront.
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3.3.3.2. Orchard Plaza
A plaza with public access, a minimum size of .75 acres shall be provided within the
WEMU district. This plaza shall include the elements described in Section 4.7.7 Open
Space Design Criteria.
3.3.3.3. Small Commercial Lot Considerations
Commercial buildings less than 5,000 sf on lots smaller than the minimum size dimensions
may be approved administratively by the City Manager, or City Staff designee, to satisfy
unique lot conditions. The decision of the City Manager, or City Staff designee, may be
appealed by the Applicant to the Planning and Zoning Commission who will make
recommendation to City Council. These unique conditions may include; waterside retail
or restaurant uses, small kiosk or standalone commercial buildings surrounded by open
space without traditional street frontage, or other similar conditions.
3.3.4. Mixed Use Compatibility
Any UDC requirements that restrict building height, density, or require screening between
residential or multi -family and any other use shall not apply to non-residential or residential uses
within the PD District.
3.3.5. Multi -Family Specific Development Standards
3.3.5.1. Maximum Percentage of Three Bedroom Units
A maximum of five percent (5%) of the dwelling units within a multi -family development
shall be three bedroom units.
3.3.5.2. Density
The gross density for multi -family and mixed -use residential buildings shall not have a
maximum and shall be regulated by the building form standards of the district and the
overall maximum of 1,100 multi -family units within the PD area. Live -Work units shall
count towards the unit maximum for HDSF and shall not count against the multi -family
maximum unit count.
3.3.5.3. Building Form
Within the WEMU District, multi -family shall be a wrap -style, or podium -style building,
not a lower density building form.
3.4. Use Standards
Table 4: Use Table, depicts the uses for the three PD districts with the following designations:
P = Permitted by Right
_(blank) or Not Listed = Not Permitted
C = Conditional Use Permit
T = Permitted for Temporary Use Only
Table 4: Use Table
Primary Residential Uses
HDSF
MUC
WEMU
Build -to -Rent style Community (BTR)
Dwelling - Four -Family (Quadriplex)
P
Dwelling - Multi -Family
P
P*
15
*(Limit one permitted multifamily site within the WEMU district,
additional locations would be conditional)
Dwelling - Patio Home
P
Dwelling - Single -Family Detached
P
Dwelling - Town House (Single -Family Attached)
P
Dwelling - Two -Family
P
Live -Work
P
P
P
Senior Housing (1-2 stories in height)
P
C
C
Senior Housing (3 or more stories in height)
P
P
Accessory & Incidental Uses
HDSF
MUC
WEMU
Accessory Structure (Residential)
P
P
C
Accessory Dwelling
C
Guest, Caretakers or Security Quarters
P
P
P
Off -Street Parking Incidental to Residential Main Use
P
P
P
Off -Street Parking Incidental to Nonresidential Main Use
C
P
P
Short -Term Rental (STR)
Social & Recreational Building, including homeowners association
neighborhood Recreation centers
P
P
P
Off -site Detention Facility
P
P
P
Sale of Produce from Community Garden
P
P
Entertainment & Recreational Uses
HDSF
MUC
WEMU
Commercial Amusement, Temporary (Not including
entertainment and programmed activities in the WEMU District)
Commercial Amusement, Outdoor (7139 Other Amusement and
Recreation Industries)
P
P
Commercial Amusement, Indoor (7139 Other Amusement and
Recreation Industries)
P
P
Cultural Facilities (including art galleries) (7121 Museums,
Historical Sites and Similar Institutions)
P
P
Dinner Theatre (7111 Performing Arts Companies)
P
P
Indoor gun and/or archery practice range
P
P
Park and/or Playground (Private) (7139 Other Amusement and
Recreation Industries)
P
P
P
Park and/or Playground (Public; Municipal) (7139 Other
Amusement and Recreation Industries)
P
P
P
Private Club / Social Club (813410 Civic and Social Organizations)
C
P
P
Recreation Sport (7112 Spectator Sports)
C
P
P
Recreation Center (Private, For Profit) (7139 Other Amusement
and Recreation Industries)
P
P
P
Swimming Pool, Commercial (7139 Other Amusement and
Recreation Industries)
C
P
P
Swimming Pool, Amenity Center(7139 Other Amusement and
Recreation Industries)
P
P
P
Swimming Pool, Private (Use Only By Resident) (7139 Other
Amusement and Recreation Industries)
P
P
P
Temporary Outdoor Amusement/Activity (7113 Promoters of
Performing Arts, Sports and Similar Events)
T
T
T
16
Tennis or Swim Club (Private, For Profit) (7139 Other Amusement
and Recreation Industries)
C
P
P
Tennis Court (Private/Lighted) (7139 Other Amusement and
Recreation Industries)
C
P
P
Theater for the Performing Arts (7111 Performing Arts
Companies)
P
P
Automobile -Related Service Uses
HDSF
MUC
WEMU
Parking Lot or Garage for passenger cars and trucks of less than
one (1) ton capacity)
P
P
Office Uses
HDSF
MUC
WEMU
Clinic, Medical or Dental
P
P
Credit Agency
P
P
Emergency Care Clinic
C
C
Financial Institution (No Motor Bank Services)
P
P
Financial Institution (With Motor Bank Services)
*(Limit three standalone permitted establishments with Drive -In
and/or Drive-Thru Service (including Motor Banks) within the PD
area, additional locations would be conditional)
P*
Office (other than listed)
P
P
Office/Clinic, Veterinarian (No Animal Hospital or Outside Pens)
P
P
Security Monitoring Company (No Outside Storage)
P
P
Telemarketing Agency
P
C
Personal & Business Service Uses
HDSF
MUC
WEMU
Ambulance Service
C
C
Automatic Teller Machine (ATM)
P
P
Automobile Driving School (including Defensive Driving)
C
C
Barber/Beauty Shop/Tanning Studios (No Related School/College)
P
P
Barber/Cosmetology School/College
C
C
Bed & Breakfast Inn
C
P
P
Conference Center/ Hotel
P
P
Extended Stay Hotel, Hotel
P
P
Gym/Health Club (Physical Fitness; Indoors Only) (Under 60,000
sf)
P
P
Gym/Health Club (Physical Fitness; Indoors Only) (60,000 sf or
larger)
P
C
Massage Establishment
P
P
Microblading
P
P
Seamstress, Tailor or Laundry Dry Cleaning (Retail Only - Drop
Off/Pick Up)
P
P
Studio or Learning Center for Fine or Performing Arts
P
P
Retail & Business Service Uses
HDSF
MUC
WEMU
Animal Hospital (No Outside Pens)
P
C
Antique Shop (No outside storage)
P
P
Antique Shop (With outside storage)
C
Art Museum, Dealer, or Studio
P
P
Bakery (Wholesale)
P
P
17
Cafeteria
P
P
Catering Service
C
C
Cigars Shop (Retail Only)
P
P
Coffee Roasting
C
C
Resale/Consignment Shop
P
P
Convenience Store (Without Gasoline Sales)
P
P
Copy/Printing Shop
P
P
Department Store (Retail Only, for Hardware, Sporting Goods,
Toys, Paints, Wallpaper, and/or Clothing)
P
P
Food Store/Supermarket
P
P
Food Sales On or Off Premise
P
P
Food Trucks / Mobile Food Units and Concessionaires
T
T
Furniture Store (Retail or Rental Only, Indoor Only) (Under 65,000
sf)
P
Furniture Store (Retail or Rental Only, Indoor Only) (65,000 sf or
larger)
C
Appliance Store (Retail or Rental Only, Indoor Only)
C
Garage and/or Yard Sales
T
T
T
Garden Shop & Outside Plant Sales (i.e., Plant Nursery)
P
P
General Retail Store, other than listed
P
P
Hardware Store
C
C
Jewelry Store
P
P
Liquor/Package Store
C
C
Market - Open Air (i.e., Flea Market)
T
T
Medical Appliances & Sales
C
C
Micro-Brewery/Micro Distillery/Micro-Winery
P
P
Outside Display {See related regulations in applicable zoning
districts}
P
P
Piano and Musical Instruments (Retail Only)
P
P
Pet Shop -Small Animals, Birds or Fish
P
P
Standalone Establishment (With Drive -In and/or Drive-Thru
Service) *(Limit three Permitted establishments within PD area,
additional locations would be conditional)
P*
Establishment As Part of In -Line Retail Building (With Drive -In
and/or Drive-Thru Service)
*(Limit two Permitted establishments within the PD area,
additional locations would be conditional)
P*
Restaurant (With No Drive -In or Drive-Thru Service)
P
P
Restaurant (including the sale of alcoholic beverages - including
outdoor seating)
P
P
Shopping Center
P
P
Sign Shop
C
Stone Monuments - Retail Sales Only (indoors)
C
Taverns, pubs, bars, and microbreweries (including outdoor
seating)
P
P
Institutional and Governmental Uses
HDSF
MUC
WEMU
Adult Day Care Center (Business)
P
P
Antenna (Commercial or Non -Commercial)
See Telecommunications Regulations,
Chapter 2, Article 5, Division 5 of the UDC
18
Assisted Living Facility
P
P
Daycare Centers or pre-schools
C
P
P
Child Day Nursery
C
P
P
Church, Temple, or Place of Worship
C
C
C
Conference Centers
P
P
Community/Group Home
C
Community or Social Buildings
C
P
P
Day Camp (For Children)
P
P
Exhibition Hall or Public Assembly (Auditorium, Gymnasium,
Stadiums etc.)
P
C
Governmental Building or Use (County, State or Federal)
C
C
C
Home for Alcoholic, Narcotic or Psychiatric Patients
C
Hospice (Defined Under Household Care Facility)
P
P
P
Hospital (For Profit)
C
C
Hospital (Non -Profit)
C
C
Institution of Religious, Educational or Philanthropic Nature
C
C
C
Library, Public or Museum (Indoor)
P
P
Municipal Public Administration Offices
P
P
Nursing/Convalescent Home (Defined Under Skilled Nursing
Facility)
P
P
School - Other Than Public or Parochial
C
C
C
Sheltered Care Facility
C
C
Studio for Radio and/or Television (No Tower[s])
P
P
Utility & Related Service Uses
HDSF
MUC
WEMU
Cellular Communications Tower/PCS {See Telecommunications
Regs. Chp. 2, Art. 5, Div. 5 of the UDC}
C
C
C
Electrical Substation
C
C
C
Franchised Private Utility (Other than those listed)
C
C
C
Gas Transmission & Metering Station
C
C
C
Radio or Television or Microwave Towers (Commercial) {See
Telecommunications Regulations, Chap.2, Art. 5, Div. 5 of the
UDC}
C
C
C
Radio or Television Transmitting Station (Commercial) {See
Telecommunications Regulations, Chap. 2, Art. 5, Div. 5 of the
UDC}
C
C
C
Satellite Dish (Private, less than 4' in diameter) {See
Telecommunication Regs. Chp. 2, Art. 5, Div. 5 of the UDC}
P
P
P
Satellite Dish (greater than 4' in diameter) (See
Telecommunication Regs. Chp. 2, Art. 5, Div. 5 of the UDC)
C
C
C
Telephone Exchange Switching Relay & Transmitting Equipment
C
C
C
Utility Shops or Storage, Yards and Building
C
C
Commercial & Related Service Uses
HDSF
MUC
WEMU
Contractor's Temporary On -Site Construction Office (only with
permit from B.O.)
T
T
T
Dance Hall or Night Club
P
P
Cinema
P
P
Drive -In Theater
T
T
Exterminator Service/Company (No outdoor sales or storage)
C
C
19
Heating & Air Conditioning Sales/Services
C
C
Home Sales office -temp (for new subdivision)
T
T
T
Laboratory, Medical or Dental
P
P
Locksmith/Key Shop
P
P
Outside Storage (accessory to primary use)
C
C
Pet and Animal Grooming Shop
P
P
Pet Care Facility/Animal Kennel (With Indoor Pens)
P
P
Printing Equipment, Supplies and Repairs
C
C
Railroad, Bus, Light Rail Passenger Station (Public)
P
P
Industrial & Related Service Uses
HDSF
MUC
WEMU
Asphalt/Concrete Batching Plant
T
T
T
Minor Concrete Batching Operation & Storage of Associated
Processing Material (During construction within the PD area, with
permit from Building Official, restricted to 1.5 Yards or Less Per
Batch)
T
T
T
3.4.1. Use Additional Criteria
3.4.1.1. Alcohol Related Uses
Uses within the PD area shall adhere to regulations outlined by the Texas Alcoholic
Beverage Commission (TABC) which allows for alcohol service under specific rules and
regulations.
3.4.1.2. Standalone Drive -In and/or Drive-Thru Uses
Standalone Uses in the MUC with Drive -In and/or Drive-Thru's shall be limited to three
establishments within PD area, additional locations would be conditional and shall only
be permitted on parcels with frontage on the frontage roads of the Sam Houston Tollway
and SH 288. Standalone Drive -In and/or Drive-Thru uses contain a single use within a
single building, which is distinct from an in -line establishments which is a commercial
business or use located within a larger, attached structure, such as a shopping center,
strip mall, or multi -tenant commercial building.
3.4.1.3. Food Truck / Mobile Food Units Use
Mobile Food Unit regulations shall comply with and defer to applicable state law.
3.4.1.3.1. Mobile Food units (MFU) wishing to operate within The Orchard must first be
approved by the City of Pearland and meet city designated approval of
location and operating time . Approved MFU's will be authorized to operate
within the City of Pearland.
3.4.1.3.2. MFU's shall be restricted to locations within the allowed districts that meet
the following criteria:
a. Within park, plaza or open space areas designed to accommodate
MFU's; or
b. In other locations as a temporary use to serve special events.
3.4.1.3.3. The POA will create an MFU policy to protect public health and safety, ensure
fair business practices, and manage the operational logistics of mobile food
vendors. The MFU policy shall consider the promotion of small business
20
growth and food access with protection of public health and safety; however,
the policy will focus on location management and include restrictions on:
a. Proximity to fixed -location restaurants
b. Proximity to residential areas
c. Management of traffic and parking
d. Business competition
e. Within distance of a public restroom
f. Plug-in requirement or generator allowed
g. Generator requirements
h. Available seating
3.4.1.4. Applicability of Commercial Use Size Maximums on Existing Bass -Pro Building
Any size maximums on commercial uses in Table 4: Use Table shall not apply to a use
within the existing Bass Pro building in the case that space becomes available for lease.
Any changes to the structure would be subject to applicable zoning and building code
regulations.
3.5. Special Events
3.5.1. Intent
The commercial association shall be responsible for events and public space activation to include
strategic planning, management and execution of activities for the purpose of the following
programming goals:
a. Generate meaningful traffic
b. Enhance the district's appeal as a premier destination for shopping and entertainment
c. Foster a sense of community
d. Drive economic vibrancy for member businesses
e. Other such goals as defined by the association board
3.5.2. Management
These goals shall be achieved through partnerships, vendor coordination, marketing and ensuring
an inclusive, accessible and well -maintained public spaces. The commercial association shall have
the right and authority to implement rules and procedures to manage events and public space
activations within the district to achieve programming goals and shall be approved before
implementation by the board of directors for the association. These rules and procedures are
required to be in effect prior to completion of construction or certificate of occupancy is issued
for the location of the special event the rules and procedures will be regulating. Rules and
procedures enacted shall provide the framework to meet programming goals as well as to ensure
a safe, healthy and aesthetically pleasing environment for public and private events,
entertainment and shopping. As part of the rules and procedures to be adopted, the commercial
association will create an event application process and will receive and process applications for
the issuance of permits authorizing activity within the boundaries defined for the association. The
commercial association shall be responsible for notifying the appropriate department within the
City of Pearland for coordination requirement(s) for events with over 1,500 attendees or that
require a street closure.
3.5.2.1. Management Security Amenities
Events produced by the commercial association (or allowed through rental of the plaza
under an approved permit by the commercial association) shall require consideration of
the following areas to ensure the safety of guests and provide for the successful
production of events.
21
a. Permits required by other governing entities are obtained (to include items such
as food permits, fire department permits)
b. Security staffing provided and at levels agreed upon through agencies approved
by the City of Pearland utilizing a combination of contract security and licensed
police officers. The City of Pearland shall have first right of refusal for security
staffing when police officers are required. The City of Pearland shall have the
right to approve outside agencies to be utilized for police officers when event
security needs cannot be filled by the City of Pearland.
c. Emergency medical personnel onsite when appropriate
d. Insurance coverage provided at limits appropriate for the type and size of event
e. Adherence to attendee limitations
f. Compliance with sound ordinance (level and time)
g. Alcohol being served
h. Street closure requirements
i. Staffing during events to ensure event management and cleanliness
3.5.3. Programming Priority
The commercial association shall maintain the calendar for event programming, will lease space
through the issuance of event permits and shall prioritize the use of event space(s) in the following
order:
a. Events produced or sponsored by the district's commercial association
b. Events produced or sponsored by the City of Pearland
c. A community event (open to the public)
d. A commercial event that is intended to promote or that results in a commercial
transaction
e. Private event (not open to the public)
3.5.4. Authority
a. Events produced by the commercial association and the City of Pearland will not be
subject to fees for lease of the event space but shall be responsible for actual expenses
incurred for their respective events.
b. Limits on how often event space may be leased shall be limited by the rules and
procedures to guarantee fair usage for the community. This limitation shall not be
applicable to the commercial association nor the City of Pearland.
c. The rules and procedures shall be posted on the website for The Orchard at Lower Kirby
and are subject to change without notice.
3.6. Parking and Loading
3.6.1. Mixed -Use Districts Parking
The MUC and WEMU districts will have an inherent mix of uses with peak parking demand at
different times. This paired with the high level of walkability and internal trip capture means the
UDC conventional parking requirements will be in excess of actual parking demand. Therefore, in
an effort to "right size" the parking requirement the off-street parking requirements will be per
the standards found in the ULI - Shared Parking (Third Edition 2020) or 75% of the UDC parking
requirement, whichever is less. Parking will be reviewed during Site Development Plan Review.
3.6.2. HDSF Residential Parking
Off-street parking for all residential housing types in the HDSF district will be provided at two (2)
parking spaces per dwelling unit which may be provided for in a garage or driveway, in a space
that shall be at least twenty feet (20') in length and eight feet (8') in width.
22
3.6.3. HDSF Live -Work Parking
Parking for Live -Work building types in the HDSF district will be provided at two (2) parking spaces
per dwelling unit and 50% of the UDC Parking requirement for the commercial portion of the
building. The commercial parking may be provided for in the garage, driveway or other designated
space on -site. A parking requirement may be provided for in a garage or driveway. The commercial
parking may also be provided on -street on the adjacent block face, so long as the size of the spaces
meet the minimum criteria established by the City of Pearland parking regulations.
3.6.4. On -Street Parking
Parking on streets within the project shall be allowed to count towards a minimum parking
requirement for uses on an adjacent block as shown on the Master Plan for each phase, so long as
the size of the spaces meet the minimum criteria established by the City of Pearland parking
regulations.
3.6.5. Shared Parking Agreements
Shared, structured parking in the form of agreement between users and the commercial
association are permissible to meet parking requirements. These shared parking agreements can
be used for surface lots, parking garages, and decks in order to satisfy the off-street parking
requirements set forth herein. Shared parking agreements allows two (2) or more land uses with
different peak demand periods to share required parking spaces when located on the same lot or
on lots within five hundred (500) feet of each other.
3.6.5.1. Shared Parking Agreements
Shared parking agreements shall be submitted to the commercial association for
approval. When determining appropriateness of shared parking agreement, the
commercial association shall reference the ULI - Shared Parking (Third Edition 2020). The
commercial association is responsible for management of shared parking agreements
when specific tenants and users change over time and enforcement of shared parking
agreements in the case of violations of parking agreements.
CHAPTER 4. DESIGN STANDARDS
4.1. Building Layout
4.1.1. Intent
Buildings shall be located and designed so that they provide visual interest and create enjoyable,
human -scaled spaces. Buildings shall utilize elements and details to achieve a pedestrian -oriented
public realm.
4.1.2. Building Orientation
Primary entrance to buildings shall be located on the street along which the building is oriented.
All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. The
exception to this is buildings over 20,000 square feet in the MUC district which may have a primary
entrance oriented toward the highway frontage and a parking lot, provided a pedestrian path to
the primary entrance is clearly provided, per the standards herein.
4.1.3. Structures With Loading Areas and/or Service Bays
The loading areas and/or service bays of a structure shall be located in an alley or to the side or
23
rear of the structure that does not face a street. When any structure with loading areas and/or
service bays is on a lot that consists of an entire block and there must be bays facing a street
frontage, it shall not be on a frontage designated as a Pedestrian Priority Frontage and should be
on the most auto oriented building frontage rather than on a more pedestrian oriented street.
4.1.4. Accessory Structures
Accessory structures shall not be located in the front yard of any site unless such structures are
intended as a guard or other security structure.
4.1.5. Commercial Site Access
In order to prevent excess curb cuts on to public streets and conflicts with the pedestrian realm of
streets, access between sites shall be planned. Adequate access between sites shall be provided
such that vehicles are not required to enter a public street to move from one site to an adjacent
site where parking lots are adjacent to an adjacent parking lot. Cross access shall be required and
anticipated for future development on a Site Development Plan, provided there are no physical,
environmental, security, or similar constraints.
4.1.6. Skybridges
Pedestrian activity should be prioritized at the street level but in some contexts separated
pedestrian connections "skybridges" may be needed. These skybridges may encroach into a public
or private Right -Of -Way and building setback. Structures shall be required to meet building, fire,
and health codes. Clearances and other design criteria will be reviewed as part of the building
permit and site development plan review process.
4.2. Building Design Standards
4.2.1. Roofs
4.2.1.1. Roofing Materials
Roofing materials visible from any public right-of-way shall be copper, zinc, factory
finished standing seam metal or metal panel, terra cotta, stone, synthetic stone, or similar
materials. Asphalt or composite fiberglass roof shingles are permitted on HDSF and
Multifamily Residential structures only.
4.2.1.2. Flat Roofs
Flat roofs shall be concealed with a solid parapet that fully screens any portion of the roof
visible from surface street level. Additionally, a parapet that wraps a corner of the
building may need to be used to avoid situations where the rear / end of a standalone
parapet wall is highly visible.
4.2.2. Building Facade Standards
Building Fa�ade articulation, which is the expression or outlining of parts of the building by its
architectural design, shall be provided in order to achieve the following:
a. Horizontal Facade Standards. Create a complementary pattern or rhythm, dividing large
buildings into smaller, identifiable portions. A building facade shall not exceed 60 feet in
horizontal length without a facade variation. These fa�ade variations may be
accomplished through several means including: architectural setbacks or projections,
materials, color, fenestration, roof lines, and building height.
b. Vertical Facade Standards. Break up the building mass through the use of tripartite
architecture that utilizes distinct design elements of a base, body and cap to provide a
pedestrian scale for buildings regardless of building height.
24
c. Detailing. Incorporate details that create shade and cast shadows to provide visual relief.
4.2.3. Commercial and Mixed -Use Building Front Facade Frontage Design (in Waterfront Entertainment
Mixed -Use District (WEMU) and Mixed -Use Commercial District (MUC))
4.2.3.1. Vertical Composition
Buildings two (2) stories or higher with street -facing facades shall provide facade
articulation which distinguishes between the street level and the upper level of the
building. This fa�ade rhythm shall be expressed by changing materials, or color, or by
using design elements such as fenestration, columns, or by facade articulation.
4.2.3.2. Storefront Design
For retail storefront buildings, display window areas shall be utilized. Display windows
shall cover a minimum of 50 percent of the total storefront facade area between 2 and
10 feet above the adjacent sidewalk. Storefronts on facades that span multiple tenants
shall use architecturally compatible materials, colors, details, awnings, signage, and
lighting fixtures.
4.2.3.3. Building Entrance Design
Building entrances shall be defined and articulated by at least one of the following
architectural elements such as entry portals, galleries, porches, overhangs, railings,
balustrades, and others as appropriate. All building elements shall be compatible with
the architectural style, materials, colors, and details of the building as a whole.
Architectural devices such as decorative paving, sculptures, decorative walls, or other
special architectural details of the building meant for the close view of the entry
participant shall be used to enhance entrances.
4.2.3.4. Fenestration Requirements
With the exception of parking structures and/ or service areas, all facades facing a public
street, courtyards, forecourts, and pedestrian breezeways shall incorporate fenestration
features (windows and doors) for a minimum of forty (40%) percent of all first -floor wall
area and a minimum of twenty five (25%) percent of all upper level wall areas.
4.2.3.5. Frontage Design Elements
a. All non-residential primary entrances must meet the sidewalk at grade.
b. Active use spaces shall be expressed with facade treatments that are scaled to
human activity on the street. Lower levels of the building shall include changes
in materials or changes in fenestration scaled to create a comfortable pedestrian
zone.
c. First -floor retail and other commercial uses must be physically and visually
oriented towards a public right-of-way or easement, such as a plaza or
pedestrian passage.
d. When commercial first -floor uses incorporate outdoor seating and dining, a
minimum sidewalk clear zone dimension of five feet (5') must be maintained.
e. Facade materials are permitted to encroach a maximum of one foot (1') into a
setback to facilitate the addition of architectural cladding, materials and
architectural details over time.
f. Retail uses shall provide pedestrian arcades or canopies in front of retail primary
entrances for a minimum depth of five feet (5') and be an extension of the
architectural character of the retail spaces by having architectural tie-ins such as
bands, opening articulation, and/or rhythmic modulation of openings.
25
g.
Multi -family first -floor residential units shall utilize unit entrances, porches,
stoops, or patios that engage the streetscape or open space.
4.2.4. Residential Building Primary Front Facade Frontage Design (in High Density Single Family District
(HDSF)).
The following standards apply to all residential (attached and detached) structures, but do not
apply to Multifamily Buildings.
a. First floor residential units shall have a finished floor elevation of a minimum of eighteen
inches (18") higher than the average curb level in front (or alley height on green fronting
lots) of the of the unit.
b. Each first -floor residential unit shall have an individual entry door directly from an
adjacent right- of- way, courtyard, dedicated open space, or easement.
c. At least thirty percent (30%) of the first -floor facade (net of a garage door) of residential
buildings shall be devoted to windows and doors.
4.2.5. Allowed Encroachments
Where in conformance with lot and building standards Allowed Encroachments are building
attachments that add architectural interest and human scaled design elements to buildings. A
street -fronting building encroachment may include porches, arcades, galleries, awnings,
balconies, bay windows, covered entries, stoops, patios, decks, door yards, terraces, attached
pergolas, oriels, or similar building details which may encroach into a street facing building
setback. When used, allowed encroachments shall not impede pedestrian movement in the
R.O.W. and allow for a minimum of 5 foot (5') pedestrian clear zone, and in no case shall it extend
further than the curbline. In addition, building attachments such as eves, gutters, chimneys, utility
meters, planter boxes, may be allowed encroachments on facades on internal side setbacks.
4.2.6. Pedestrian Priority Frontage
Pedestrian Priority Frontage is a designation that requires a higher percentage of building facade
along the street edge to create a more pedestrian friendly streetscape. On EXHIBIT F:
THOROUGHFARE PLAN, where Pedestrian Priority Frontages are designated a minimum of 50% of
the indicated block frontage shall contain a building facade within 20' of the minimum setback
line. (Parks, plazas, squares, improved forecourts, and pedestrian breezeway frontages shall be
considered as buildings for the calculation of building frontage). Along these frontages curb cuts,
driveways, drop-off zones, and service access routes shall be minimized with those auto oriented
elements located on the other block frontages, where possible.
4.3. Building Materials
4.3.1. Commercial and Mixed -Use Building Materials (in Waterfront Entertainment Mixed -Use District
(WEMU) and Mixed -Use Commercial District (MUC))
4.3.1.1. Primary Materials
Primary Materials shall consist of the following: brick, stone, cast (manufactured) stone,
architectural concrete (tilt wall with reveals and a finish and/or veneer material), or glass.
At least seventy five percent (75%) of a building's total facade area (excluding doors and
windows) shall be comprised of Primary Materials. The remaining twenty percent (25%)
shall consist of either another Primary Material or an allowable Accent Material.
4.3.1.2. Accent Materials
Materials allowed exclusively as Accent Materials include the following: wood, modular
architectural metal panel system with concealed fasteners and high-performance coating
26
or natural -weathering face material, fiber cement board, stucco (three coat application),
split -face concrete block, tile, or precast concrete panels. Materials allowed exclusively
as Accent Materials may be used on no more than twenty percent (25%) of a building's
total facade area. More than one (1) accent material may be used.
4.3.1.3. Window and Door Glass Standards
Windows and doors must be defined by function and structure and must be consistent in
form, pattern, articulation, and color.
a. Reflective glass shall not be permitted; glass shall not have a reflectivity that
exceeds thirty percent 30%)
b. Glass shall have a character of transparency. Tinted glass may be used; however,
the tinting shall not reduce the light transmission to less than thirty-five percent
(35%).
c. First -floor windows shall not be mirrored glass.
4.3.2. Residential Building Materials (in High Density Single Family District (HDSF))
4.3.2.1. Primary Materials
Primary Materials shall consist of the following: brick, stone, cast (manufactured) stone,
architectural concrete, fiber cement board, stucco (three coat application, or glass. At
least seventy five percent (75%) of a building's total facade area (excluding doors and
windows) shall be comprised of Primary Materials. The remaining twenty percent (25%)
shall consist of either another Primary Material or an allowable Accent Material. A
maximum of 50% of HDSF units may utilize fiber cement board or stucco as a Primary
Material.
4.3.2.2. Accent Materials
Materials allowed exclusively as Accent Materials include the following: wood, modular
architectural metal panel system with concealed fasteners and high-performance coating
or natural -weathering face material, split -face concrete block, tile, or precast concrete
panels. Materials allowed exclusively as Accent Materials may be used on no more than
twenty percent (25%) of a building's total facade area. More than one (1) accent material
may be used.
4.3.3. EIFS
EIFS shall be limited to moldings and architectural detailing on building facades and shall be EIFS
with an integrated drainage system (drain mat). EIFS materials shall constitute less than ten
percent (10%) of any building and shall not be used on any portion of any wall that is lower than
twenty feet (20') from grade, unless otherwise approved by the Building Official.
4.3.4. Fiber Cement Board
Fiber Cement Board may be panels or lap siding and shall have at least a thirty-year (30) warranty.
4.4. Building Screening Standards
Screening shall meet or exceed the following requirements.
4.4.1.1. Service and Utility Areas
As the intent of mixed -use, commercial, and retail buildings in this context is to have
engaging facades that interact with the streetscape, fences and screening shall be
required at the rear and sides of commercial buildings to screen utilities, meters, and
other utilitarian building attachments.
27
4.4.1.2. Screening from Rear of Commercial Uses
Where non-residential (excluding multi -family) uses back to HDSF uses masonry walls
that is a minimum of six feet (6') in height and is a minimum of seventy-five percent (75%)
opaque screened by near —opaque live vegetative screening year-round from the ground
to a height of at least eight feet (6') at installation. The screening shall provide a minimum
of fifty percent (50%) screening during the growing season.
4.4.1.3. Dumpster Screening
Dumpsters shall be screened using masonry walls that are a minimum of six feet (6') in
height and is a minimum of seventy-five percent (75%) opaque screened by near —opaque
live vegetative screening year-round from the ground to a height of at least six feet (6')
at installation. The screening shall provide a minimum of fifty percent (50%) screening
during the growing season.
4.4.1.4. Structures with Loading Areas and/or Service Bays
The loading areas and/or service bays of a structure shall be located on the side of the
structure that does not face a street. The exception to this standard is when any structure
with loading areas and/or service bays is on a lot that has frontage on every side of an
entire block, the loading areas and/or service bays of a structure shall be screened by
shrubbery having year-round foliage and a wall or architectural element of the building
that is a minimum of eight feet (8') in height and is a minimum of seventy-five percent
(75%) opaque. On corner lots the loading areas and service bays shall be screened, where
feasible, on both frontages.
4.4.1.5. Multifamily Fences & Screening
Fences, gates and screening shall be permitted between building to control access and to
screen parking. Fencing shall follow standards provided in the UDC.
4.4.2. Location Required
Screening walls are required for the following:
a. Service loading dock areas
b. Outside storage
c. Refuse and/or recycling areas and containers
d. Mechanical and utility equipment areas, except that this screening requirement shall not
apply to electrical equipment owned by the electric utility.
e. Roof apparatus (including ventilation, HVAC, or other such equipment), which shall be
completely screened from all sides by screening walls of the same material and color as
the main building.
4.4.3. Height
Screening wall height shall be measured from the average of the finished grade height along the
length of the wall section.
a. Detached screening walls shall be a maximum height of eight feet (8').
b. Attached screening walls shall be a maximum height of fourteen feet (14').
4.4.4. Materials & Characteristics
4.4.4.1. Materials
Screening walls that are attached to the primary structure shall be constructed of the
same finish material as the dominant exterior material of the primary structure. Gates for
28
screening enclosures, including dumpster enclosure gates, shall be solid metal on a metal
frame and shall be kept closed when the screened area is not in use
4.4.4.2. Roof -Mounted Utility Equipment
Roof -mounted utility equipment shall be fully screened so as not to be visible from street
level of public streets and the at -grade lanes of SH 288 and Beltway 8 (excludes above
grade ramps and overpasses) with a material that is consistent in color and finish of the
structure upon which the equipment is located.
4.4.4.3. Variation of Screening Walls Required
All screening walls that are twenty feet (20') in length or longer shall provide some
horizontal variation in the wall that is equal to at least two feet (2') in depth for every
twenty feet (20') in length as an architectural articulation, or a change in compatible
materials at least every twenty feet (20') in length.
4.5. Parking Lot and Parking Structure Design
4.5.1. Parking Area Locational Requirements:
a. A ten -foot (10') landscape edge shall be provided between the parking area and the
building. This requirement does not apply to loading/unloading areas.
b. Parking lots may be constructed within the building setback area but shall not be
constructed within a required landscape buffer.
c. Surface parking lots shall be located to the rear or side of the primary structure except
surface parking for tracts fronting on to SH 288 and Beltway 8 are permitted to have
parking lots in front of the primary structure.
4.5.2. Pedestrian Access Through Parking Lots
Parking lots shall provide for a separated pedestrian access path a minimum of four feet (4') wide
that is shaded by trees, connecting through the parking lot to a sidewalk that connects to a
building's primary or secondary entrance.
4.5.3. Design of Parking Structures
a. Parking Structures shall utilize facade materials and/or painted in a manner compatible
with the primary buildings that it serves.
b. Ground -floor commercial space may be utilized to activate the first floor of parking
garages along street edges.
c. Murals and public art may be used on parking structure walls to provide visual interest
on otherwise unarticulated facades per the Cultural Arts Master Plan guidelines.
d. Parking structures shall not be constructed within the building setback area and within
any required landscape buffer.
e. Where above -ground structured parking is located at the perimeter of a building, it shall
be screened in such a way that vehicle headlights and overhead garage lights on all
parking levels are screened from view from all adjacent public and private streets.
f. When parking structures are located at street intersections, corner architectural
elements shall be incorporated, such as a corner pedestrian entrance, signage, or glazing.
g. Parking structures and adjacent sidewalks shall be designed so pedestrians and bicyclists
are clearly visible to entering and exiting automobiles.
h. Parking structures shall be designed so that internal pedestrian circulation (stairwells)
utilize glazing or open to natural light to encourage the sense of safety and visibility.
i. Required wayfinding signage for vehicles and pedestrians within parking structures shall
be compatible with district signage subject to the Master Sign Plan.
29
4.6. Landscaping Requirements
4.6.1. Landscape Buffers
The required minimum landscape buffer shall be provided along the street rights -of -way according
to the following:
a. Along SH 288 - A minimum twenty -five-foot (25') landscape buffer shall be provided along
the street R.O.W.
b. Along Beltway 8 - A minimum twenty -five-foot (25') landscape buffer shall be provided
along the street R.O.W.
c. Parking areas shall not be located within this landscape buffer.
d. Retaining walls may be constructed within a landscape buffer.
e. Landscape Buffers may be on top of utility easements provided planting is permitted in
the utility easement as indicated in approved Master Plan, subject to utility provider
approval and City review.
4.6.1.1. Planting Standards for Landscape Buffers
a. Trees shall be selected from the Approved Buffering Species list in the UDC.
b. Trees shall be planted according to the requirements in the UDC
c. Trees shall be planted at a minimum size of four caliper inches (4") DBH.
d. A minimum of fifty percent (50%) of required trees shall be evergreen or semi -
evergreen with year-round foliage.
e. A variety of species shall be planted to avoid a monoculture.
f. At the time of planting, a minimum of three feet (3') shall be provided between
a tree trunk and the back of any curb and four feet (4') between a tree trunk and
any planned or existing underground public utility lines.
g. Trees shall be planted according to their minimum spacing from overhead utility
lines per best practices or as recorded on the approved tree species list in the
UDC.
h. At the time of planting, a minimum of twenty feet (20') shall be provided
between individual trees.
i. Shrubs shall be selected from the Approved Shrub Species for Screening list.
j. 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.
k. Shrubs shall be planted with a minimum thirty-six inch (36") spacing.
4.6.2. Natural Drainage
Natural drainage patterns shall be maintained where possible. Grass swales or storm sewer pipes
shall be used in landscape areas. Open, concrete channels, or flumes shall not be permitted. Storm
sewer piping is required where grading or City engineering standards necessitate enclosed
systems.
4.6.3. Parking Lot Landscaping
4.6.3.1. Landscaping & Screening
a. Landscaped areas shall be provided at a ratio of twenty five (25) square feet per
space. Landscape areas shall not be provided such that areas are only around
the perimeter of the parking lot.
b. Landscape islands shall be a minimum of nine feet (9') in width and each have a
square footage at least equal to the total area of one parking space. These
islands shall include a "step" area approximately 18" in width built of crushed
30
stone, flagstone, concrete, pavers, or similar materials that do not conflict with
any accessibility or maintenance requirements.
c. The design of landscaping areas shall allow a minimum clearance of four feet (4')
between the front edge of the curb and the trunk of trees planted within such
areas.
d. Parking spaces shall be within one hundred feet (100') from a landscaped
parking island.
e. Parking area screening shall conform to the UDC requirements.
f. Where feasible, parking aisles should be oriented so that trees can provide
shading for the parked vehicles.
4.6.3.2. Surface Parking Lot Screening
Surface Parking lot screening shall be accomplished with a berm and/or planted edge of
evergreen shrubs and trees. Berms used for parking lot screening shall not exceed four
feet (4') in height and shall have a slope from the street of four feet (4') in height to one
foot (1') in distance (4':1'). The total parking lot edge concealed by continuous R.O.W. of
planted shrubs that shall be a minimum height of twenty-four inches (24") at time of
planting. 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.
4.6.3.3. Canopy Trees
a. Canopy trees shall be provided at a ratio of one (1) canopy tree per three
thousand (3,000) square feet of the total parking lot paved area square footage
and shall be a separate requirement from any landscape buffers or screening
requirements.
b. Canopy Trees shall be planted at a minimum size of four caliper inches (4") DBH.
c. Canopy trees shall be planted within the landscaped areas (those required
above). If sufficient space is not available within the landscaped areas, canopy
trees may be located along the parking lot perimeter.
4.6.4. Irrigation
All landscape areas shall be properly irrigated per the following standards:
a. All planting areas shall have 100% irrigation coverage including those within utility
easements and detention areas.
b. All irrigation systems shall be automatic with controller and remote controlled valves.
c. Irrigation from non -potable sources is encouraged where possible on a site by site basis.
d. A licensed irrigation contractor shall install all elements of irrigation system including, but
not limited to piping, sleeves, heads, backflow preventer, valves, wiring, valve boxes,
controller, sensors and other items necessary to operate the system automatically.
4.6.5. HDSF Landscaping
Landscaping for HDSF Developments shall meet the following minimum landscaping
requirements.
4.6.5.1. Tree By Lot Requirements
Each HDSF lot shall have one (1) large shade trees placed thereon with a minimum four -
inch (4") caliper, DBH and a minimum six feet (6') in height at the time of planting. Tree
requirements may be satisfied by being planted in an attached open space where homes
are alley served and front onto an open space.
4.6.5.2. Additional Requirements
31
Each HDSF lot shall have at least two (2) out of the following four (4) options:
a. One (1) ornamental tree a minimum six feet (6') in height at the time of planting
(may be located in the rear of the home;
b. Two (2) evergreen shrubs, equal in size to at least a five -gallon container -size
shrub;
c. Four (4) small shrubs, equal in size to at least a two -gallon -container -size shrub;
and
d. Solid vegetative groundcover, natural material mulch or lawn for the entirety of
the lot that is not otherwise covered by building(s) and/or driveway area(s).
Natural mulch is defined as organic, biodegradable material. Natural mulch shall
not be more than 50% of the groundcover area. Stone Mulch may be used as an
accent material that is no more than 25% of the groundcover area.
4.6.5.3. Combined Landscape Requirements
To accommodate potential conflicts with utilities — required street trees in the R.O.W.
shall count toward lot landscaping requirements. For a street tree to count towards lot
landscaping requirements it must be in the portion of the R.O.W directly in front of lot.
4.7. Open Space
EXHIBIT H: LANDSCAPE / OPEN SPACE PLAN illustrates the approximate location and type of open space.
This area includes greenbelts, lakes, detention facilities, pedestrian trails, pathways, courtyards, plazas,
and parks. Specific attributes of open space will be provided as the site develops in locations depicted on
future Site Development Plans.
4.7.1. Intent
One of the primary goals of the PD is to create an environment where the overall hardscape and
landscape serve to enhance the living, working and shopping daily experience. This is accomplished
via the implementation of a carefully planned collection of development parcels that are
connected by both vehicular and pedestrian corridors. These corridors contain architectural
elements and amenities that may include open spaces, water features, plazas, fountains,
sculptures, benches, and a variety of landscaping. Open Spaces may include lighting, benches,
water fountains, and other appurtenances as mutually agreed upon by the City of Pearland and
the municipal management district and funded solely by the municipal management district as
provided for in the Development Agreement.
4.7.2. Open Space Provision
The following are minimum commitments for open space by district and building type
Table 5: Open Space Provision
High Density Single-
Family Residential
(HDSF)
Mixed -Use
Commercial District
(MUC)
Waterfront
Entertainment Mixed-
Use (WEMU)
Minimum Open Space Area by
District
2 ac minimum of
Residential Common
Open Space
.75 acre minimum area
of Orchard Plaza
3 ac minimum of
reconfigured "Bass Pro
Shops" Amenity Open
Space
Minimum Area of Cumulative
Amenitized Detention Area
12 ac
32
Note on Standards
250 sf of common open
space per dwelling unit
with an overall
minimum of two (2)
acres of common open
space
4.7.3. Programming and Maintenance
The property associations (commercial and residential) shall be responsible for comprehensive
landscape maintenance of privately owned open spaces to ensure well -managed grounds and shall
include regular mowing, pruning, watering and overall aesthetic appeal. In the case of a public
park dedication, public parks and amenity areas shall be maintained by a municipal management
district or delegated entity (commercial association) in accordance with the Development
Agreement between the City of Pearland and the developer. The commercial property association
shall be responsible for events and public space activation which involves strategically planning,
managing and executing activities to enhance the district's appeal as a premier destination for
shopping and entertainment, foster community, and drive economic vibrancy for member
businesses. This initiative shall be achieved through partnerships, vendor coordination, marketing
and ensuring an inclusive, accessible and well -maintained public spaces.
4.7.4. Public Parkland Dedication
The public parkland dedication requirement will be satisfied through a development agreement
to be executed prior to final plat or building permit issuance, as applicable.
4.7.5. Trails
Where indicated on EXHIBIT H: LANDSCAPE / OPEN SPACE PLAN the trail will consist of an eight -
foot -wide (8') minimum pedestrian pathway/trail. The trail may be constructed of concrete,
crushed stone or other all-weather materials depending on the trail context. Only trails
constructed of concrete will be eligible for City or Management District maintenance. If crushed
stone is used without a stabilizer, it shall be on slopes 5% or less. Crushed stone used within one -
hundred feet (100') of a public or private street shall utilize a binder, be graded away from a
drainage course or be of a size that does not migrate due to flow. The trail landscaping will include
at a minimum, for every thirty linear feet (30') of trail, one (1) four -inch (4") caliper tree, the tree
requirement is calculated per length of trail not doubled for both sides of the trail, although the
trees may be placed in a naturalistic manner on either side of the trail. Required wayfinding
signage for trail and pedestrian corridors shall be compatible with district signage.
4.7.6. Publicly Accessible Open Space Standards
The design of Public Open Space shall be regulated by the standards herein which shall create a
network of open spaces that recognizes the natural qualities of the area while providing a range
of both passive and active recreational opportunities. These opportunities are accommodated in
a variety of spaces ranging from larger parks to neighborhood -scaled greens to urban squares,
plazas, and gardens. The open space network will be serviced by an interconnected network of
trails and paths for pedestrians and bicyclists. Areas that are privately owned and maintained but
publicly accessible open space within the PD District shall be indicated as such on future Site
Development Plans. Publicly Accessible Open Space must be publicly accessible during normal
operating hours, as defined by the Managing Association.
4.7.7. Drainage and Detention Open Space Standards
Drainage and detention open space areas will be served by trails, as well as natural and landscaped
open space. It may include a dock/pier to enhance access to the water, and limited hardscape
33
areas with benches and areas for casual seating. It may include restroom facilities and water
fountains in a convenient location for users and available infrastructure. Where necessary, it may
be lined with hardscape to reduce erosion. Naturalistic landscaping shall be used along the pond
edges. All improvements shall comply with City engineering and safety standards.
4.7.8. Open Space Types
The PD District will incorporate a variety of active and passive Open Space areas.
4.7.8.1. Orchard Plaza Design Criteria
The major activated open space will be located near the center of the Waterfront and
Entertainment Mixed Use district. This area will be a space for public art, outdoor
fountains, festivals, and outdoor dining. Shading in the Orchard Plaza will be a priority
with shade provided for through a combination of trees and/or permanent and
temporary shade structures. The shade will be designed so as to not impede large events
but also provide shade for small daily use. Orchard Plaza shall include the following
elements.
Required Elements:
a. Landscaping with Irrigation
b. Seating (individual seats and/ or benches)
c. Bike Racks
d. Drinking Fountain
e. Pet waste station
f. Trash receptacles
g. Lighting
h. Public Restroom
i. Event -support infrastructure (which may include electrical receptacles, audio/
visual connections, public restrooms, parking, areas for seating, and water
sources.)
Additional Elements (Minimum 3):
a. Play equipment
b. Picnic area
c. Pavilion/ shade structure
d. Public Art
e. Outdoor living area such as a fire pit or fireplace.
f. Fitness station
g. Dog Run
h. Educational/ Historical Display
i. Splash Pad
j. Enhanced Paving
k. Other Amenities with Staff approval
4.7.8.2. Linear Park Design Criteria
A Linear Park shall be a minimum of 30' wide and may overlay a utility easement, run
parallel to a street R.O.W., stormwater facilities, or floodplains and contain a trail or
sidewalk. A Linear Park shall include the following elements:
Required Elements:
a. Trail / Sidewalk
b. Seating (individual seats and/ or benches) (seating provided at trailheads and
every 500 feet of trail)
34
c. Wayfinding signage (at trailheads, secondary access points, and intersections
with streets, parks and major destinations)
d. Pet waste station
e. Landscaping that includes drought tolerant landscaping and irrigation as needed
f. Trash receptacles
Additional Elements (Minimum 3):
a. Trail lighting (where appropriate)
b. Play equipment
c. Picnic area
d. Pavilion/ shade structure
e. Sports court
f. Bike Rack
g. Drinking Fountain
h. Public Art
i. Fitness station
j. Dog park
k. Educational/ Historical Display
I. School bus pick up areas with covered seating areas
m. Other Amenities with Staff approval
4.7.9. Public Art
As a mixed -use destination, The Orchard shall incorporate and prioritize a public arts program not
only in initial design, but as a standard for operation and intentional engagement with the
community thereafter.
4.7.9.1. Intent
The Pearland Cultural Arts Master Plan will be a guide for The Orchard in support of and
participation in initiatives to elevate Pearland as a cultural destination. The commercial
association shall create intentional opportunities for cultural art and have the
opportunity to participate in initiatives that align with the Pearland Cultural Arts Master
Plan. This priority shall be achieved in areas such as the following:
a. Integration of diverse art forms (murals, sculptures, performances)
b. Partnerships with local artists and organizations
c. Event programming
4.7.9.2. Implementation
These key strategies will lead to specific initiatives at The Orchard such as:
a. Event space - within the waterfront entertainment district for community events
with intentional infrastructure to support a variety of performance types
(performances, galleries, community markets and pop -ups)
b. Murals - that integrate art with community, place and commerce, to provide
street -level interest and reflect local culture and foster engagement.
c. Participation in the Pear-Scape Trail
d. Interactive elements - within open space to encourage play and social
interaction
e. Event programming - for artists to showcase work, educate audiences, preserve
traditions.
f. Alignment - with the cultural arts master plan (art festivals, culinary events,
opportunities for expression through dance and music, community events that
highlight diversity in culture)
35
4.8. Lighting
4.8.1. Uniformity
Standards, poles, and fixtures shall be a single color, uniform in design throughout the public
streets on the site. When development is adjacent to Kirby Drive and/or Spectrum Drive, lighting
may be uniform or compatible along the roadway(s) based on availability and cost.
liI
011P,vpr.
lit i i
=:
Lower Kirby District
Streetlights
Cirko Range — Groupe
Ragni
SL660 Medium Solan
Post Top —
Sternberg
RFL540-SE —
we-ef
Annapolis Bollard —
Landscapeforms
Images showing general examples of lighting standards, poles, and fixtures that may be used within the PD
area.
4.8.2. Height
Standards, poles, and fixtures shall not exceed twenty-five feet (25') in height.
4.8.3. Walkway Lighting
Walkway lighting comprised of standard, pole, bollard, and wall -mounted fixtures shall be no
greater than twelve feet (12') above grade.
4.8.4. Accent Lighting
a. Uplighting shall be concealed or positioned to screen the light source from adjacent
property.
b. Floodlighting or spotlighting of architecture, graphics, or natural features shall not create
spillage of light onto adjacent property or public streets.
4.8.5. Vehicular Circulation and Parking Areas
a. Any light used to illuminate or identify a parking or a loading area shall be placed so as to
reflect the light away from the adjacent dwellings and to not interfere with traffic control
devices
b. Fixtures shall be selected and configured so as to avoid direct glare onto adjacent
properties or adjacent public streets
4.8.6. Dark Skies Compliance
Where feasible, light fixtures on buildings and in streetscapes shall be dark sky compliant.
4.8.7. Illumination
Lighting fixtures shall have a color temperature rating of 3,000 Kelvin or less. The maximum
lighting level at the property line for all properties within in the PD District abutting residential
zoning districts or uses is one foot (1') candle at the property line. High pressure sodium lights are
prohibited throughout the project.
36
4.9. Utilities
4.9.1. Underground Utilities
All utility facilities (including, but not limited to electric, telephone, cable television, water, gas,
drainage, sanitary sewer, and storm sewer) within the PD District shall be located underground to
improve utility resilience. Above ground utilities are permitted to serve the site from off -site
existing service locations. To the extent that any utility facility, for engineering or other compelling
reasons, must be located above -ground (such as transformers, meters, and similar facilities), such
utility facility shall be located, subject to the mutual consent of the utility service provider and the
Developer, in an area calculated to avoid and/or minimize public view and shall be located within
an enclosed service court or screened in a manner approved by the Developer and with screening
of above -ground utility facilities subject to City approval per the standards of this PD.
4.9.2. Utility Easements
All utility facilities shall be located within utility easements prior to commencement of the delivery
of service through said utility facilities. All such utility easements shall lie in specific areas of the
PD District designed for efficiency of construction and use. Easements may be shared by more than
one (1) utility, so long as all reasonable separation requirements are observed. Utility location
should be planned so as not in conflict with tree planting.
4.9.3. Surface Rights
Except for surface rights that may be specifically granted in an easement agreement (such as
surface rights for above -ground facilities, access, and maintenance), grantees of utility easements
shall have no surface rights in utility easement areas. Accordingly, there shall be no prohibition
of paving, landscaping, or the construction of small non -occupied structures such as kiosks,
fountains, fire pits, signage, or other similar amenities on the surface of utility easement areas.
The foregoing notwithstanding, however, no buildings to be occupied by persons or for long-term
storage of goods may be constructed on the surface of utility easement areas. All construction
over a public water or sewer easement must be approved by the City Engineer.
4.9.4. Detention Facilities
Drainage detention facilities will be constructed and maintained in such a manner so as to ensure
their primary function as a flood prevention system. Where the detention facilities abut public
streets, landscaping will be installed to enhance their aesthetic quality per the standards herein.
4.9.5. On -site Power Generation
On -site power generation such as solar panel, generators and back-up battery systems are subject
to City of Pearland standards and building code.
CHAPTER 5. STREETS
5.1. Street Types
Where there is a divergence from the base zoning district standard it is indicated in the table in (red).
Table 6: Street Type Standards
PD Street
Type
Boulevard
Commercial
Street
Festival
Street
Residential
Street
Residential
Alley
Residential
Alley (Green
Fronting Lots)
Attached Green
Street (Green
Fronting Lots)
37
Modified
Street Type
Secondary
Thoroughfare
Minor
Collector
Minor
Collector
Local Street
Residential
Alley
Residential
Alley
N/A
R.O.W.
Width
100ft
60ft
60ft
50ft
16ft
20ft(16ft)
30ft(min)
Curb Back
to Curb
Back
Distance
24 ft (each
side of blvd)
24 ft w/o
parking
40 ft w/
parking (37
ft)
24 ft w/o
parking
40 ft w/
parking
(37 ft)
28 ft
16 ft paved
width
20 ft paved
width
N/A
Median
Width
18 ft
N/A
N/A
N/A
N/A
N/A
N/A
On -Street
Parking
None
8 ft
(Optional
Both Sides)
(N/A)
8 ft
(Optional
Both
Sides)
(N/A)
Unmarked
(Both
Sides)
None
None
20 ft clear
zone
N/A
Maximum
Lanes
4 +Turn Lane
2 (+ turn
lane at
intersections
(3)
2 (+ turn
lane at
intersecti
ons) (3)
2
N/A
N/A
N/A
Buffer Strip
(each side)
8 ft
0-6 ft (3.5 ft)
0-6 ft
(3.5 ft)
5.5 ft (4 ft)
N/A
N/A
N/A
Sidewalk
Width
(each side)
6 ft
5 ft. - 8 ft
10ft
5 ft (4 ft)
N/A
N/A
N/A
Excess
R.O.W.
(each side)
2 ft
0 ft (2 ft)
Oft (2 ft)
Oft (3 ft)
0.5 ft
2.5ft(0.5fit)
N/A
Intersection
Curb Radius
(Maximum)
25 ft
20 ft
20 ft
15 ft
10 ft
15 ft
N/A
Bulb outs
Permitted
on parking
lane
No
Yes —
Maintain 24
ft curb to
curb
distance
Yes —
Maintain
24 ft
curb to
curb
distance
Yes —
Maintain
20 ft curb
to curb
distance
No
No
N/A
Notes:
a. Dimensions in Table 6 are minimums, and wider dimensions may be used depending on specific
contexts.
b. Festival Street denotes a public street with the opportunity to be closed to pedestrian -only traffic
and shall be coordinated with the City to meet requirements. The Festival Street shall be used for
a maximum of 1,200 linear feet. Festoon lighting may be used within the R.O.W. at a clearance
height to be approved by the City Engineer.
c. Upgraded Street means a vehicular pavement with an architectural finish such as sand -blasted
concrete, pavers, or similar alternative surface. Upgraded pavement will require a maintenance
agreement between the Developer and the City of Pearland.
d. Pavement material for the parking lanes may be different from the travel lanes to aid in traffic
calming and differentiating the parking surface.
38
e. Gated Streets are allowed but not required within the HDSF district. If gated streets are utilized
then any street within the gated section shall be a private street.
f. Private Drive / Fire Lanes as indicated on EXHIBIT F: THOROUGHFARE PLAN, may be used to
accommodate a range of private drive widths. The dimensions and criteria of that private drive
shall meet any applicable building code and City of Pearland Engineering Design Criteria Manual
(EDCM) criteria.
5.2. Streetscape
5.2.1. Streetscape Intent
The design and selection of streetscape materials shall include such items that provide a
comfortable, unique, and active pedestrian space. The mixture of site paving, site furnishings, and
landscape elements shall be selected to complement the architectural vernacular of the
Development. Outdoor seating areas are encouraged throughout the development. Wide
sidewalks and seating areas with shade will be included as appropriate.
5.2.2. Maintenance within the R.O.W.
On Public Streets the area from curb -to -curb of the thoroughfare are maintained by the City and
any enhancements or improvements outside of the curb line are privately maintained.
5.2.3. Sidewalk Material
Sidewalks shall be constructed of concrete. Concrete or Clay Paver accent bands are permitted but
are intended as an accent only. Colored, stamped, or specialty concrete finishes are discouraged
for public sidewalks. These special finishes may be utilized in plaza, cafe, or other seating areas.
5.2.4. Crosswalk Design
Crosswalks shall be constructed at each Street Intersection or Mid -Block Crossing where
pedestrians are encouraged to cross the public street. Where used a Mid -Block Crossing shall be a
minimum of ten feet (10') in width and be constructed of concrete, brick or clay unit pavers that
are rated for vehicular traffic. Whether particular controls or signals, such as a flashing hybrid
beacon, shall be needed, will be determined prior to a site development plan in the affected area,
based on a Traffic Impact Assessment. Where a sidewalk crosses a driveway, alley or another
vehicular access point design cues such as signage, pavement markings or changes in materials
shall be used to ensure safe pedestrian crossings. All crosswalk designs shall comply with
applicable City and accessibility standards.
5.2.5. Midblock Crossings
Midblock crossings as shown on EXHIBIT F: THOROUGHFARE PLAN may shift locations in response
to exact building locations and street conditions. The approval process for location shifts and are
subject to approval through the Site Development Plan. Midblock Crossings may utilize special
pavement types, architectural finish such as sand -blasted concrete, pavers, or similar alternative
surface. Upgraded pavement will require a maintenance agreement between the Developer and
the City of Pearland. Midblock crossing design and traffic controls shall meet City of Pearland
standards.
5.2.6. Street Furniture
a. Street Furniture is required on streets indicated as having Pedestrian Priority frontage
within the WEMU district and may be used on block faces with commercial or mixed -use
building frontage within the MUC district.
b. Benches and receptacles shall be constructed of high -quality steel with a durable paint or
powder -coated finish. Trash receptacles with separate compartments for trash and
39
recycling are encouraged. Wooden components are discouraged along the public
sidewalks but are acceptable for restaurant and retail uses that offer a cafe area adjacent
to the public sidewalk.
c. Placement along Public Sidewalks — Minimum requirements for benches and receptacles
along public sidewalks are as follows. Each block face shall have a minimum of one (1)
bench and one (1) receptacle. Generally, one receptacle and one bench shall be located
at each end of the block, or one receptacle and one bench generally located mid -block.
Specific spacing will be determined during the design phase to eliminate conflicts with
street trees and on -street parking spaces.
d. Installation — Benches and Receptacles shall be permanently attached to a concrete base
or other permanent substrate.
e. To provide continuity - street furniture, lighting poles and bollards, shall be of
coordinated furniture families or of compatible styles within the PD area.
f. The colors of street furniture colors may be neutral color tones, wood colors, or colors
that are consistent with the overall branding for the development, similar to the colors
below. Colors may also be coordinated with specific areas of focus or special use for
example, a signature area like Orchard Plaza or a children's themed open space.
F. w awewp
•
rile` N,_
t. .
Ivy District -
Dewart Bench -
urbanscape
Generation 50 Bench
— Landscapeforms
870 Backed Benches
— Maglin
Ivy District -
200 Trash Container
— Maglin
Gretchen Litter
— Landscapeforms
Images showing general examples of street furniture that may be used within the PD area.
5.2.7. Bicycle Parking
a. Bicycle Parking is required within the WEMU and MUC district and intended to support
40
the design and function of streets and open spaces and enhance the character of the PD
District as a pedestrian and bicyclist focused neighborhood.
b. Bicycle parking shall be made of durable and vandal -resistant materials such as stainless
steel or powder -coated steel or other heavy-duty materials where appropriate. J -frame
style bicycle racks are prohibited.
c. Bicycle parking shall be provided along the street/ sidewalk. A minimum of bicycle racks
that accommodate a minimum of two (2) bicycles each shall be provided for each block
within the WEMU and MUC district.
Ivy District -
Bola Bike Rack —
Landscapeforms
Images showing general examples of bike racks that may be used within the PD area.
5.2.8. Low Impact Development Techniques
LID techniques like Bioswales, filter strips, and similar interventions are encouraged, but not
required within the buffer strip / landscape area within or adjacent to a Street R.O.W.
5.3. Street Trees
Street trees shall be required on public streets in the PD District.
5.3.1. Planting Specifications
Street trees shall be planted no closer than three feet (3) from edge of curb (unless tree is planted
within a tree well utilizing a tree grate). Street Trees shall be a minimum of four (4) inches (caliper
diameter) DBH and shall be a minimum of twelve feet (12) tall at the time of planting. Street Trees
shall be planted an average of forty (40) feet on center along all public streets. Multi-trunked trees
are not acceptable for Street Tree Planting. Street Trees shall be planted in a planting area no less
than forty (40) square feet or twenty-five (25) square feet if tree grates are utilized. Depending on
street tree context and species, interventions such as root barriers, soil cells, soil amendment,
floating pavement, structural soils, or other methods that provide adequate soil volume and
protect roots for long term tree health may be used. Soil recommendations should be
implemented to a depth of 36 inches. Opportunities to provide sufficient soil volume, continuous
planting zones will be evaluated during the site development plan process.
5.3.2. Planted Areas
Where visible from the street and alleys, all unpaved ground areas shall be planted with low
growing shrubs or groundcover, ornamental grasses, turf, or combination thereof. Turf grass shall
be installed as solid sod. In sight triangle areas at intersections shrubs species shall be chosen that
do not exceed thirty inches (30") in height. Synthetic turf is permitted for use in high pedestrian
traffic areas.
5.3.3. Plant Species
Landscape Materials shall include plants from the approved list of groundcover, vines, perennials,
shrubs, and trees plant list in Chapter 4 (Site Development) Section 4.2.2.5 and the Replacement
Tree List in Chapter 4 (Site Development) Section 4.2.3.9 of the Pearland UDC 2006.
41
5.3.3.1. Approved Street Trees:
American Hop Hornbeam
American Elm
Black Cherry
Mexican Plum
Green Ash
White Ash
Bald Cypress
Black Hickory
Bur Oak
Cedar Elm
Chinese Pistache
Chinkapin (Chinquapin) Oak
Dwarf Magnolia "Little Gem"
Eagleston holly
Laceback Elm
Live Oak
Laurel Oak
Loblolly pine
Mexican sycamore
Mexican White Oak (Monterrey Oak)
Nuttall Oak
Overcup Oak
Pecan
Post Oak
Mockernut Hickory
Red Maple
Shumard Oak
Southern Red Oak
Southern Magnolia
Sweetgum
Willow Oak
American Sycamore
Black Walnut
Winged Elm
5.3.4. Utility Conflicts
At the Master Plan and Site Development Plan stage there will be coordination on utility location
to avoid conflicts between utilities and street trees. Utilities may run under street pavement and
sidewalks to allow for appropriate spacing and soil volume. Depending on street tree context and
species, root barriers may be needed.
5.3.5. Tree Grates
Tree Grates are approved for use within the public realm for areas where street trees are required
but walkable space is limited. Tree Grates shall be a minimum of five feet by five feet (5x5). Tree
Grates will be coordinated throughout the PD area for consistency and context dependent.
42
Bullseye Tree Grate —
Iron Age Designs
Flat Rainbow —
Urban Accessories
Images showing general examples of tree grates that may be used within the PD area.
CHAPTER 6. SIGNAGE
6.1. Signage Intent
Except as specifically listed below, and in Table 7: Permitted Sign Types on the following page, all other
signage and sign standards must comply with the City of Pearland UDC, City Standards, and the Texas
Municipal Uniform Traffic Control Devices, latest edition. The signage standards and guidelines in this part
shall apply to all signs in the PD District. Reference EXHIBIT J: SIGNAGE PLAN. In cases of conflict between
this PD and the TMUTCD, the TMUTCD requirements for traffic control devices controls.
6.2. Signage Master Plan
Signage Master Plan illustrating the size, location, number, and type of signage to be erected within
the PD District will be prepared by the Developer and submitted to the City Manager, or City Staff
designee for approval.
6.2.1. Comprehensive Signage Design Approach
The signage program for The Orchard shall establish a comprehensive brand style guide for
common areas and a flexible framework for unique business identification. Key elements of the
signage plan shall include the following to create a unifying umbrella under which all businesses
operate:
6.2.1.1. Core Visual Language
A core visual language to establish a master brand identity for the entire development
shall be established as part of the Signage Master Plan. This shall include a color palette,
typography standards and approved materials / finishes for common area signs such as
directional signage, building nameplates, parking information and safety signs.
Conformance to the core visual language shall be applied based on the tier of signage
types described below.
6.2.1.2. Tiered Signage Types
Tiered signage types shall provide for differing levels of branding flexibility at each tier:
a. Tier 1: shall be strictly consistent with the master brand identity (examples
District Gateway, Community Entry and internal wayfinding signage).
b. Tier 2: the master brand shall be prominent but shall provide unique branding
opportunities within defined sizing and layout standards (example multi -tenant
signage).
c. Tier 3: provide for freedom to utilize unique logos, colors and specific branding
to attract customers (example primary signs for individual businesses).
Restrictions shall include designation of location and size limits, permitted sign
types and illumination standards
43
6.3. General Standards
6.3.1. Permitted Signs
a. On -Premise Ground Signs, for the purpose of business identification
b. On -Premise Building Signs, for the purpose of business identification
c. On -Site Directional Signs
d. On -Site Information Signs
e. For purposes of determining on -premise/ on -site signage — the entire PD District shall be
considered a single site.
6.3.2. Prohibited Signs
a. Pole signs,
b. Roof -mounted signs,
c. Signs extending above a roofline or parapet wall,
d. Signs attached to exterior glass,
e. Billboards,
f. Roof signs,
g. Internally/ Back -lit box signs,
h. Flashing Signs,
i. Where possible, exposed junction boxes, lamps, tubing, conduits, or raceways are not
permitted.
j. Unless along highway frontage road - signage is intended to address the pedestrian level
and no portion of any sign may extend more than twenty-five (25') above sidewalk grade.
6.3.3. Design Guidelines
The following are guidelines to complement the regulatory Signage Standards in this section.
a. Consistency among signs within the PD District is required to create visual harmony
between signs, buildings, and other components of the district.
b. Compatibility between signage, architectural, and site design features are encouraged
within the PD District.
c. Signage that is in character with planned and existing uses is encouraged to create a
unique sense of place.
d. Multi -tenant commercial uses are required to develop a unique set of sign regulations in
conjunction with development standards.
6.4. Permitted Sign Types
Table 7: Permitted Sign Types
Sign
Type
PD
Zoning
District
Allowed
Standard
District Gateway
Signage
(HDSF)
(MUC)
(WEMU)
(OS)
• The purpose of the District Gateway Signage will be to indicate the location
of the development and shall be used as a wayfinding element.
• Sign may not exceed forty feet (40') in height, twenty feet (20') wide for a
vertical element and twelve feet (12') in height for a horizontal element that
is a maximum of sixty feet (60') in length.
• Sign shall remain out of the public R.O.W.
• District Gateway Signage shall not exceed eight hundred (800) square feet
• Sign shall be a minimum of 20 (twenty) linear feet from any other permitted
signage
44
t
m #'r Diatricl Giuway Signage
e - 90' x 201911 maximum Verlloal elerrent
I11 - 12' x96-ilcnaonlal element
- Graphic is noIlo stele end depict
the mamimur1' extents or allowed ern
area, not an actual sign design
f.c+.ce /
GATEWAY SIGNAGE
Community Entry
Signage
(HDSF)
• The purpose of the Community Entry Signage will designate the residential
community portions of the development and shall be used as a wayfinding
element.
• Sign may not exceed eight feet (8') in height, six feet (6') wide for a vertical
element and six feet (6') in height for a horizontal element that is a maximum
of twenty feet (20') in length.
• Sign shall remain out of the public R.O.W.
• Community Entry Signage shall not exceed sixty (60) square feet
• Sign shall be a minimum of 20 (twenty) linear feet from any other permitted
signage
fwe y Community Entry 6-0.'fib
- B' x 6' la II maximum Vertical element
- 6' x 2D' horizonial e69ment
I '
,¢. I'
•I
- Graphic is nol to scale and depicts
the maximum extents of allowed sign
area, not an actual sign design
COMMUNITY
ENTRY
Multi -Tenant Signage
(MUC)
(WEMU)
• The purpose of the Multi -Tenant
specific use(s) and shall be
• Sign may not exceed forty
vertical element and ten feet
maximum of fifty feet (50')
• Sign shall remain out of the
• Multi -Tenant Signage shall
• Sign shall be a minimum of
signage
W111 -Tenant Sways
AO' x 20' lee meximun ',Mk, ] elemenI
-10' x 517 norecnia ela1nelt '
- OMPI iG i$ ,VI [9....1Q d.r.A0, .
Signage will be to indicate the location of
used as a wayfinding element for vehicular traffic.
feet (40') in height, twenty feet (20') wide for a
(10') in height for a horizontal element that is a
in length.
public R.O.W.
not exceed three hundred (300) square feet
20 (twenty) linear feet from any other permitted
aril
lhemeumurn Meet of allo,.ed sign
area. rb1 i' a01.1 11IQ' aesgn
1
.0
{
k
a
.iUL I I. f LNANT SIGNAGI_
Wall
(Building or
Attached signs)
(MUC)
(WEMU)
• The total area of all building signs on the front facade of a structure shall be
equal to a maximum of thirty percent (30%) of the total front facade area.
• The total area of all building signs on facades other than the front facade
(i.e., back and side facades) shall be equal to a maximum of fifteen percent
(15%) of the total front facade area.
45
• Institutional uses (non -profits and churches): One sign per tenant space; area
to be calculated at 1.5 square feet per linear foot of public street frontage
with a maximum of one hundred (100) square feet.
• Live - Work and Home occupations: One sign per unit limited to an area of
twenty (20) square feet max.
• Building sign may encroach a maximum of twelve inches (12") on to a
sidewalk while maintaining a vertical clearance of eight feet (8') from the
finished sidewalk.
• Building signs may be externally lit provided the lighting is shielded, directed
toward the sign face only, and designed to prevent glare or light spillover
onto adjacent properties or the public R.OW.
• MF wall signs shall not exceed twenty (20) square feet
Monument Signs
(HDSF)
(MUC)
(OS)
• Electronic changeable message signs are prohibited on Monument Signs
• Monument signs within the development are permitted to indicate specific
uses and serve in a way finding/ branding capacity and shall be limited to
fifteen feet (15') in height.
Window Signs
(MUC)
(WEMU)
• Addresses, closed/ open signs, hours of operation, credit card logos, real
estate signs, now hiring signs and displays of merchandise sold.
• Interior directory signage identifying shopping aisles and merchandise
display areas.
• Window Signs are limited to no greater than 25% of combined window area
per store frontage.
Building Blade Signs
(MUC)
(WEMU)
• Area = forty (40) square feet maximum per sign face.
• May encroach a maximum of six feet (6') over a sidewalk but shall not
encroach over any parking or travel lane and shall maintain a vertical
clearance of eight feet (8') from the finished sidewalk.
• Building blade signs may be attached to the building at the corners of
building or along any street facing facade above the first -floor facade.
• One per commercial tenant space or parking structure (retail, office, or
residential use).
Tenant Blade Signs
(MUC)
(WEMU)
• Area = sixteen (16) square feet maximum per sign face.
• May encroach a maximum of four feet (4') over a public sidewalk but shall
not encroach over any parking or travel lane.
• Tenant blade signs shall be oriented perpendicular to the building facade and
hung under the soffit of an arcade or under a canopy/ awning or attached to
the building facade immediately over the first floor tenant space while
maintaining a vertical clearance of eight feet (8') from the finished sidewalk.
Marquee Signs
(MUC)
(WEMU)
• Permitted for theaters, auditoriums, and other public gathering venues of
one hundred (100) persons or more.
• Marquee signs shall be attached to the building or located above or below a
canopy only.
• Area = one hundred (100) square feet maximum, per side, with a maximum
of 2 sides.
• Message board may be changeable copy (non -electronic), managed by the
commercial association, and shall be limited to thirty-five (35%) of the sign
area. Message boards shall be non -flashing, nor shall flashing lights of any
kind be permitted. External lighting for building signs shall be shielded.
46
if-
- irit:PLI-10-
115O1}36111-
t1I
f
t Y
Awning Signs
(MUC)
(WEMU)
• Signage on awnings is permitted in lieu of Blade signs and must not exceed
thirty (30) square feet of sign area.
• Signage on awnings shall be on the valance portion of the awning.
• MF uses may utilize signage on awnings over the primary entryway.
• Copy areas on awnings shall not exceed thirty (30) square feet.
Hanging Signs
(MUC)
• Signage must not exceed six (6) square feet of sign area.
(WEMU)
• One (1) sign shall be permitted per building facade or lease space facade of a
multi -tenant building in which they are located.
• Signs shall maintain a clearance of at least eight feet (8') when located over a
sidewalk.
For Sale/ For
(HDSF)
• For non-residential properties, the sign face may not exceed eight feet (8') in
Lease Signs
(MUC)
height and twelve feet (12') in width
(WEMU)
• For residential properties, the sign may not exceed four feet (4') in height or
six square feet (6 ft ) in area per sign face
• Additional standards in the UDC Section 4.2.5.3 On -Premise Ground Signs
• Private development guidelines to provide more criteria
Address Signs
(HDSF)
• Same as the City of Pearland adopted local amendments to the Fire Code.
(MUC)
• Private development guidelines may provide additional criteria
(WEMU)
Temporary
(HDSF)
• Same as the City of Pearland Sign Regulations.
Construction
(MUC)
• Additional standards in the UDC Section 4.2.5.5 Temporary Signs
(WEMU)
Banners
(MUC)
• Additional standards in the UDC Section 4.2.5.5 Temporary Signs.
(WEMU)
• Permitted only for retail, service, or restaurant uses.
(OS)
• Must allow for eight feet (8') clear height below banner.
• Individual banners restricted to
Sandwich
(MUC)
• Sign may not exceed four feet (4') in height.
Board Signs
(WEMU)
• A minimum of six feet (6') of sidewalk shall remain clear.
• Chalkboards may be used for daily changing messages.
• Reader boards (electronic and non -electronic) shall be prohibited.
• Sign shall be removed every day after the business is closed.
• Sign shall remain out of the public R.O.W.
• Max ten (10) square feet per sign face.
Light Pole
(MUC)
• Limited to one (1) per light pole a maximum size of twenty-eight inches (28")
Banners
(WEMU)
by seventy-two inches (72").
(OS)
• All light pole banners shall be approved by the appropriate utility company
prior to consideration by the City.
47
• Light Pole Banners must have a minimum ground clearance of 8'.
Directory Signs
(MUC)
(WEMU)
• Shall be allowed for all multi -tenant commercial and mixed -use buildings only.
• One (1) directory sign per multi -tenant building limited to twelve (12) square
feet in area.
• Design of the sign shall be integral to the facade on which the sign is to be
affixed.
LED Signs
(MUC)
(WEMU)
• LED technology is permitted for use within the development so long as the
display or image remains static. Flashing, scrolling, or video features are not
permitted.
• LED technology is permitted as part of any monument sign so long as the LED
component/ message area does not exceed twenty-five percent (25%) of the
overall facade or elevation of the sign of which it is a component and meets
UDC requirements for electronic signs.
• LED technology shall limit nighttime exposure so as to not become a
nuisance, shall not create glare onto adjacent properties or public R.O.W, and
maintain a curfew during migration seasons.
Internal Wayfinding
Signage
(HDSF)
(MUC)
(WEMU)
(OS)
• Shall guide pedestrians and drivers through PD area
Key components shall include:
o Gateway Signs (defining the development's identity)
o Identification signs (marking districts, building names)
o Directional signs (guides movement to destinations like parking,
restrooms, specific buildings)
o Informational Kiosks and / or Digital Displays (provides maps, hours and
event details)
o Regulatory Signs (enforces rules such as no parking, speed limits)
• Wayfinding signage shall prioritize design and experience elements such as
consistency of fonts, colors and branding; legibility; accessibility; strategic
placement and hierarchy to prioritize essential information over less critical
details to avoid clutter.
Legend:
High Density Single -Family Residential District (HDSF)
Mixed -Use Commercial District (MUC)
Waterfront Entertainment Mixed -Use District (WEMU)
Open Space (OS)
CHAPTER 7. DEFINITIONS
Any term used in these PD Standards which is not specially defined below shall have the meaning ascribed to it in
the Unified Development Code of the City of Pearland.
Accessory and Incidental Use
Accessory and Incidental Use means uses listed under the Accessory and Incidental Use section of Table 4:
Use Table.
Arcade
Arcade means a portion of the main facade of the building that is at or near the property line and a colonnade
supports the upper floors of the building. Arcades are intended for buildings with ground floor commercial or
retail uses and the arcade may be one or two stories. An arcade may overlap a sidewalk, provided that a
48
minimum 5 foot pedestrian clear zone is maintained. An arcade shall not extend into the public R.O.W.
Allowed Encroachment
Allowed encroachments are building attachments such as eves, gutters, chimneys, utility meters, planter
boxes, and facade elements such as; porches, balconies, bay windows, covered entries, stoops, covered
stoops, patios, decks, door yards, terraces, attached pergolas, oriels or similar building details which may
encroach into a building setback.
Bioswale
Bioswales are landscape elements designed to remove silt and pollution from surface runoff water. They consist
of shallow, trough -like depressions with gently sloped sides (less than six percent) and filled with vegetation
and/ or compost. The water's flow path, along with the wide and shallow ditch, is designed to maximize the
time water spends in the swale, which aids the trapping of pollutants and silt.
Block
Block means the aggregate of lots, circumscribed on all sides by streets, pedestrian passages, alleys or open
spaces.
Block Length
Block Length means the distance measured along streets, pedestrian passages, alleys or open spaces between
intersecting block edges.
Build -to -Rent
Build -to -Rent (BTR) means a subdivision of single-family homes, townhomes, or duplexes specifically for long-
term rental, managed as a single portfolio, rather than individual units for sale. Live -Work units are not
considered Build -to -Rent.
Building Frontage
Building Frontage means the percentage of the building's front facade that is required to be located at the front
Build -to -Line or Zone as a proportion of the lot's frontage along that public street. (Parks, plazas, squares,
improved forecourts, and pedestrian breezeway frontages shall be considered as buildings for the calculation
of building frontage).
Civic Space
Civic Space means publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
pocket parks, playgrounds, etc. They may be privately or publicly owned.
Commercial or Mixed -Use Building
Commercial or Mixed -Use Building means a building in which the ground floor of the building is built to
commercial ready standards and any of the floors are occupied by non- residential or residential uses.
Commercial Ready
Commercial Ready means space constructed at a minimum interior height of a minimum of twelve feet (12')
which may be used for noncommercial uses and can be converted into retail/ commercial use. At initial
construction commercial utilities and storefront requirements may or may not be provided but prior to the
issuance of a certificate of occupancy for a retail/ commercial use in a Commercial -Ready space, the space must
comply with all building and construction codes for that use. The intent of Commercial -Ready space is to provide
the flexibility of occupying a space in accordance with market demand and allowing the use in such space to
change to retail/ commercial uses accordingly.
Comprehensive Plan
Comprehensive Plan means the City of Pearland Comprehensive Plan that establishes policy guidance for the
Long-term growth and development of the City as adopted on the effective date of this PD.
Commencement of Construction
Commencement of construction means the official start of physical, on -site activities that signify a good faith,
continuous effort to develop a project, following the issuance of a required building permit.
Development Agreement
An agreement between the City of Pearland, the Pearland Economic Development Corporation, and Planned
Community Developers V, Ltd., which addresses certain project development and infrastructure issues.
Encroachment
Encroachment means any structural or non-structural element such as a sign, awning, canopy, terrace, porch,
49
stoop, balcony or similar architectural feature that breaks the plane of a horizontal regulatory limit, extending
into a Setback, or into the Public R.O.W.
Facade Rhythm
Facade Rhythm means the repetition of a vertical feature, bay width, or architectural element on a facade at a
regular interval that provides scale and massing to a building.
Festival Street
Festival Street means a public street with the opportunity to be closed to pedestrian -only traffic without
requiring a city permit.
Flex District
Flex District means the district as designated on EXHIBIT D: CONCEPT PLAN and subject to the standards herein.
Areas indicated as a Flex District on the EXHIBIT D: CONCEPT PLAN mean that the entire Flex District area or a
portion will adopt the standards of either the MUC district, WEMU district or the HDSF district at the time of
Site Development Plan submittal.
Gallery
Gallery means an extension of the main facade of the building that is at or near the front property line and the
gallery may overlap the sidewalk, provided that a minimum 5 foot pedestrian clear zone is maintained. A gallery
shall not extend into the public R.O.W.
Green
Green means a Public Open Space intended for unstructured recreation, spatially defined by landscaping rather
than building frontages
Gurban
Gurban means a style of multifamily construction that consists of minimum three-story buildings that provide
building frontage along the street with surface parking or tuck -under garage parking internal to the block.
In -line Establishment
In -line Establishment means as a commercial business or use located within a larger, attached structure, such
as a shopping center, strip mall, or multi -tenant commercial building. This building definition is distinguished
from a standalone establishment that contains a single use within a single building.
Kiosk
Kiosk means a small temporary or permanent structure often open on one or more sides used for sales in civic/
open spaces that may or may not have utility connections.
Live -Work Unit
Live -Work Unit means a mixed -use building type with a dwelling unit that is also used for work purposes,
provided that the 'work' component is restricted to the uses of professional office, artist' s workshop, studio, or
other similar uses and is located on the street level and constructed as separate units or as a single unit. The
'work' component is located on the ground floor, which is built to Commercial Ready standards. The 'live'
component may be located on the street level (behind the work component) or any other level of the building.
Live -work unit is distinguished from a home occupation otherwise defined by this ordinance in that the work
use is not required to be incidental to the dwelling unit, non-resident employees may be present on the
premises and customers may be served on site. Live -work units shall be subject to requirements of the adopted
building code and fire code.
Master Sign Plan
Master Sign Plan means a unique sign plan to implement a specific vision for a portion or all of the development
that shall be binding on applicable tenants and users.
Non -Residential Use
Non -Residential Use means any listed use not listed under the "Primary Residential Uses" section of Table 4:
Use Table.
Open Space
Property designated for recreational use, including a private park, play lot, plaza or ornamental area intended
for use or enjoyment by people Open space may include the pedestrian and landscape portions of a street
R.O.W., alleys, utility easements, public parks or required setbacks
PD Area
50
All property lying within the area of land described in EXHIBIT A: ZONING EXHIBIT to this PD Document
Park
Park means a Public Open Space that is a preserve largely available for recreation.
Pedestrian Passage
Pedestrian Passage is an intimate street -level passageway for pedestrians from the interior of one block or
building to a public sidewalk. These paths provide direct pedestrian access to residential addresses and create
unique spaces for frontages to engage and enter off of.
Pedestrian Realm
Pedestrian Realm means the space behind the curb of the street, or outside the edge of the travel lane for
streets with on -street parking, that provides physical space for pedestrian activity, buffering from the
vehicular and bicycle traffic along the street, and space for shade and other elements that affect pedestrian
comfort.
Pedestrian Priority Frontage
Pedestrian Priority Frontage is a designation that requires a higher percentage of building facade along the
street edge to create a more pedestrian friendly streetscape.
Pedestrian/ Trail Easement
Pedestrian/ Trail Easement means a grant of use of private property for pedestrian access and use.
Plaza
Plaza means a primarily hardscaped civic space with formal landscaping, available for civic purposes and
commercial activities. A plaza shall be spatially defined by buildings.
Playground
Playground is a civic / private open space designed and equipped for children' s recreation. A playground may
be fenced and may include an open shelter. Playgrounds may be located within residential areas and may be
placed within a block. They may be included in other civic / open spaces.
Private Open Space
Private Open Space means open space provided for all residential uses, privately accessible open spaces such
as courtyards, porches, and balconies.
Public Access
Public Access means the right for the public to enter or traverse certain areas, like trails or open space areas.
Public access may be regulated or restricted to certain times of day or days of the week or in the case of
designated special events.
Public Open Space
Public Open Space means publicly accessible open space in the form of parks, gardens, squares, plazas, greens,
pocket parks, playgrounds, etc. that may be privately or publicly owned and are required by the UDC as Park
Dedication.
Residential Building
Residential Building means a building type that is built to accommodate residential and allowed mixed land uses
on all floors of the building such as townhomes, senior housing, independent living, condominiums, apartment
buildings, and duplexes.
Retail Sales
Retail sales establishments are a collection of retail stores and restaurants organized along the streets designed
for Mixed -Use and Highway Commercial. Establishments in stores operate as fixed point -of -sale locations, which
are designed to attract walk- in customers. Retail establishments often have displays of merchandise and sell to
the general public for personal or household consumption, though they may also serve businesses and
institutions. Some establishments may further provide after -sales services, such as repair and installation.
Included in, but not limited to this category, are durable consumer goods sales and service, consumer goods,
other boutique grocer, food, specialty food, beverage, dairy, etc., and health and personal services.
Senior Housing
Senior Housing means a residential development of any permitted building type that is targeted towards
residents age 55+.
Service Uses
51
Service Uses means a category for limited personal service establishments which offer a range of personal
services that include (but not limited to) clothing alterations, shoe repair, dry cleaners, laundry, health and
beauty spas, tanning and nail salons, hair care, etc.
Shading Devices and Structures
Shading devices and structures means a free standing structure or a shading device attached to a building that
provides shade for pedestrians in an open space. These may include; awnings, louvers, overhangs, pergolas,
gazebos, or similar structures that provide relief from the sun and promote walkable environments.
Short -Term Rental
Short-term rental means a single-family residential dwelling unit or bedroom(s) in a residential dwelling unit
that is rented out for compensation on a temporary basis for a period of less than thirty (30) consecutive days.
Short -Term Rental does not apply to hotel uses.
Signage Area
Sign area is defined as the area of a sign that is used for display purposes excluding small supports. Sign area
shall be computed on the basis of a rectangle large enough to frame the display or text.
Sign, Building Blade
Sign, Building Blade means a pedestrian -oriented sign that is affixed perpendicular to the corner of a building
or to the front facade of a building above the ground floor to provide identification for the whole building.
Sign, Community Entry
Sign, Community Entry means a sign that designates the residential community portions of the development.
Sign, Directional
Sign, Directional means any sign which provides direction on and throughout a single property.
Sign, District Gateway
The purpose of the District Gateway Signage will be to indicate the location of the development and shall be
used as a wayfinding element.
Sign, Hanging
Sign, Hanging means a two-sided sign that hangs down from an awning or similar structure extending outward
from the exterior wall of a structure into the pedestrian realm.
Sign, Informational
Any sign which shows information related to uses on the same site.
Sign, Marquee
Sign, Marquee means a sign structure placed over the entrance to a theatre or other public gathering venue. It
has signage stating either the name of the establishment or the name of the event, artist, and other details of
the event appearing at that venue. The marquee is often identifiable by a surrounding cache of light bulbs,
usually yellow or white, that flash intermittently or as chasing lights. Marquee signs may often be combined
with Building Blade signs.
Sign, Monument
Sign, Monument means any sign which is connected to the ground, and which has no clear space for the full
width of the sign between the bottom of the sign and the surface of the ground. A monument sign may include
a sign face and sign structure, and may also include a sign base and sign cap.
Sign, Multi -Tenant
Sign, Multi -Tenant means a sign with the name of the primary on -site tenant and a list of the individual stores
or businesses mounted on such sign.
Sign, Sandwich Board
Sign, Sandwich Board means a portable sign consisting of two panels of equal size, which are hinged at the top,
or one panel with a support and placed on the ground or pavement so as to be self-supporting.
Sign, Tenant Blade
Sign, Tenant Blade means a smaller pedestrian -oriented sign that is affixed perpendicular to the building facade
under a canopy or awning or immediately over a tenant space and provides identification for individual tenants
within a building.
Standalone Establishment
Standalone establishment mean a freestanding building or structure that is not attached to another
52
establishment, functioning as the principal use on a lot. Also frequently referred to as a "freestanding"
building or "pad" site. This building definition is distinguished from in -line establishment that contains
multiple users or storefronts within a single building.
Street Type
Street Type means a specific designation for streets located within the PD area that establishes a certain
character and cross- sections to improve walkability within the development.
Street Network
Street Network means the network for new and existing streets within the PD Area.
Square
Square means a Public Open Space designed for unstructured recreation and civic purposes, spatially defined
by building frontages and consisting of paths, lawns and trees.
Tree Planting Area
Tree Planting Area means the actual ground area which is disturbed by planting a tree. It shall include the root
ball and backfill soil around it. The tree planting area may be larger than the tree well which is placed over the
tree planting area.
Tree Well
Tree Well means an unpaved area around the trunk of a tree within the sidewalk area that is either landscaped
with groundcover or covered with a tree grate.
Upgraded Street
Upgraded Street means a vehicular pavement with an architectural finish such as sand -blasted concrete, pavers,
or similar alternative surface. Upgraded pavement will require a maintenance agreement between the
Developer and the City of Pearland.
Uses by Right
Uses permitted by right set forth in these standards that shall not require further approval
Waterfront Entertainment Mixed -Use District (WEMU)
Waterfront Entertainment Mixed -Use District (WEMU) means the district as designated on EXHIBIT D: CONCEPT
PLAN and subject to the standards herein.
53
co
co
9
O
a
Site boundary
I I Existing zoning
Total Site Acreage: 119.069 ac
•PCD 494.T. Gensler
BASS PRO
SHOPS
PUD
STATE HWY 288
S FREEWAY SERVICE DR
Existing Zoning PUD
Proposed Zoning PUD
Exhibit A: Zoning Exhibit
I
Existing Zoning Plit)
Proposed Zoning PUD
GREEN IVY DR
PUD
PROMENADE SHOPS DR
PUD
PUD
October 7, 2025
Job No. SO01-7118-0001
DESCRIPTION OF
119.069 ACRES
Being 119.069 acres of land located in the James Hamilton Survey, Abstract 881, Harris
County, Texas, more particularly being all of Lot "A" and a portion of Restricted Reserve "B" of
The Final Plat of The Promenade Shops at the Spectrum, a subdivision of 122.623 acres of land
on record in Film Code Number 610201, in the Map Records of said Harris County, Texas
(H.C.M.R.) and the 5.00 acre tract conveyed to Pearland Lifestyle Center, L.P. by instrument of
record in File No. Y326977, Official Public Records of Real Property, of said Hams County,
Texas (H.C.O.P.R.R.P.), and being 119.069 acres being more particularly described in four (4)
parts by metes and bounds as follows (all bearings referenced to the Texas State Plane
Coordinate System, South Central Zone, NAD 83, 2001 adj.);
PART ONE
BEGINNING at a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the east end
of the southeast right-of-way cut back corner of the intersection of the east right-of-way line of
Promenade Shops Drive (width varies at this point) as shown on said Promenade Shops at the
Spectrum, with the southerly right-of-way line of Beltway 8 (width varies), at the northwest
corner of aforesaid Lot "A";
Thence, South 89° 31' 42" East, along the northerly line of said The Promenade Shops
at the Spectrum, common to the northerly line of said Lot "A", and the southerly line of said
Beltway 8, 609.58 feet to a 5/8 -inch iron rod found for corner, the beginning of a curve;
Thence, continuing along said common line and 714.23 feet along the arc of a tangent
curve to the right, having a radius of 881.47 feet, a central angle of 46° 25' 30" and a chord
which bears South 66° 18' 57" East, 694.85 feet to a 5/8 -inch iron rod found marking the north
corner of that certain called 0.614 acre tract described in the deed to DLE Associates
Investments Limited Partnership, by instrument of record in File No. Z028478, H.C.O.P.R.R.P.;
Page 1 of 9
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119.069 acres October 7, 2025
Job No. S001-7118-0001
Thence, South 02° 24' 57" East, departing said common line, 333.16 feet to a 5/8 -inch
iron rod with cap stamped "LJA ENG" found for the southwest corner of said 0.614 acre tract;
Thence, North 87° 31' 52" East, continuing with said common line, 179.30 feet to a 5/8 -
inch iron rod with cap stamped "LJA SURVEY" set for the southeast corner of said 0.614 acre
tract, said point being on the west right-of-way line of State Highway No. 288 (width varies),
common to an east line of said Lot "A" and the beginning of a curve;
Thence, departing said common line and with the common line of said The Promenade
Shops at the Spectrum, the east line of said Lot "A" and said State Highway No. 288, the
following three (3) courses:
1) 183.35 feet along the arc of a non -tangent curve to the right, having a radius of
881.47 feet, a central angle of 11° 55' 04" and a chord which bears South 12° 22' 07"
East, 183.02 feet to a concrete monument (broken) found for corner;
2) South 06° 24' 35" East, 1811.58 feet to a concrete monument (broken) found for
corner;
3) South 02° 33' 07" East, 124.83 feet to a 5/8 -inch iron rod with cap stamped "LJA
SURVEY" found for the north corner of the northwest right-of-way cut back line at the
intersection of aforesaid west right-of-way line of State Highway No. 288 and the
north right-of-way line of Spectrum Boulevard (100' ROW) as shown on aforesaid
Promenade Shops at the Spectrum and called 1.971 acre tract conveyed to City of
Pearland, by instrument of record in File No. 20060103333, H.C.O.P.R.R.P.;
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Metes and Bounds 1
119.069 acres October 7, 2025
Job No. S001-7118-0001
Thence, South 42° 29' 33" West, along the south line of said Lot "A", and along said
cutback line, 49.54 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the south
corner of said cutback line at the intersection of the west right-of-way line of said State Highway
No. 288 and the north right-of-way line of said Spectrum Boulevard;
Thence, South 87° 32' 13" West, along the south line of said Lot "A", common to the
north line of said Spectrum Boulevard, 1,537.57 feet to a 5/8 -inch iron rod with cap stamped
"LJA ENG" found for the east corner of the northeast right-of-way cutback line at the intersection
of the north right -of -line of said Spectrum Boulevard and the east right-of-way line of aforesaid
Promenade Shops Drive;
Thence, with the south line of said Lot "A", along said cutback line, North 47° 25' 59"
West, 49.52 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the north corner
of said cutback line at the intersection of the north right -of -line of Spectrum Boulevard and the
east right-of-way line of said Promenade Shops Drive;
Thence, North 02° 24' 12" West, along the west line of said Lot "A", common to the east
right-of-way line of said Promenade Shops Drive, 2,748.06 feet to a 5/8 -inch iron rod with cap
stamped "LJA ENG" found for the south end of aforesaid southeast right-of-way cut back corner
of the intersection of the east right-of-way line of Promenade Shops Drive, and the southerly
right-of-way line of the aforesaid Beltway 8;
Thence, with a north line of said Lot "A", and along said cutback line, North 44° 02' 03"
East, 50.72 feet to the POINT OF BEGINNING and containing 93.443 acres of land.
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a PCD T B6 Gensler
119.069 acres October 7, 2025
Job No. S001-7118-0001
PART TWO
BEGINNING at a 5/8 -inch iron rod with cap stamped "LJA" found for the northwest
corner of aforesaid Restricted Reserve "B", common to the southwest corner of that certain
called 1.946 acre tract described in the deed to Lower Kirby Pearland Management District, by
an instrument of record under File Number RP -2020-404411, of the Official Public Records of
Real Property Harris County, Texas, (H.C.O.P.R.R.P);
Thence, North 87° 38' 28" East, along the north line of said Restricted Reserve "B",
common to the south line of said 1.946 acre tract and the south line of that certain called 1.2011
acre tract described in the deed to the City of Pearland, by an instrument of record under File
number RP -2018-329562, H.C.O.P.R.R.P., 660.23 feet to a 5/8 -inch iron rod with cap stamped
"LJA ENG" found for an angle corner of said Restricted Reserve "B", common to the southeast
corner of said 1.201 acre tract;
Thence, North 02° 15' 06" West, along a west line of said Restricted Reserve "B",
common to the east line of said 1.201 acre tract, 66.08 feet to a 5/8 -inch iron rod with cap
stamped "LJA ENG" found for an angle corner of said Restricted Reserve "B", common to the
southwest corner of the called 5.715 acre tract described in the deed to the City of Pearland, by
an instrument of record under File Number RP -2017-474906, H.C.O.P.R.R.P.;
Thence, North 87° 38' 28" East, departing the east line of said 1.201 acre tract and along
the north line of said Restricted Reserve "B", common to the south line of said 5.715 acre tract,
610.00 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the northeast corner of
said Restricted Reserve "B", common to the southwest corner of that certain called 0.074 acre
tract described in the deed to the City of Pearland by an instrument of record under File Number
20060292107, H.C.O.P.R.R.P., said point lying in the west right-of-way line of Promenade
Shops Drive (width varies at this point) as shown on Promenade Shops at the Spectrum;
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Metes and Bounds 2
119.069 acres October 7, 2025
Job No. S001-7118-0001
Thence, South 02° 24' 12" East, along the east line of said Restricted Reserve "B",
common the west right-of-way line of Promenade Shops Drive, 574.36 feet to a 5/8 -inch iron rod
found for the north corner of the northwest right-of-way cutback line at the intersection of the
west right-of-way line of said Promenade Shops Drive and the north right-of-way line of South
Spectrum Boulevard (100' ROW) as recorded under the called 2.605 acre tract conveyed to City
of Pearland, by instrument of record in File No. RP -2018-428942, H.C.O.P.R.R.P.;
Thence, South 42° 35' 48" West, along said cutback line, 49.47 feet to a 5/8 -inch iron
rod with cap stamped "LJA ENG" found for the west end of said cutback line, the beginning of a
non -tangent curve;
Thence, continuing along the north right-of-way line of said South Spectrum Boulevard
and 498.38 feet along the arc of a non -tangent curve to the right, having a radius of 1,950.00', a
central angle of 14° 38' 37", and a chord which bears North 84° 42' 09" West, 497.03 feet to a
5/8" iron rod with cap stamped "LJA ENG" found for the end of curve;
Thence, North 77° 22' 50" West continuing along said South Spectrum Boulevard,
222.96 feet to a 5/8" iron rod with cap stamped "LJA ENG" found for the beginning of a tangent
curve;
Thence, 533.58 feet along the arc of a tangent curve to the left, having a radius of
2,050.00 feet, a central angle of 14° 54' 47", and a chord which bears North 84° 50' 14" West -
532.08 feet to a 5/8" iron rod with cap stamped "LJA ENG" found for the end of curve;
Thence, South 87° 42' 22" West continuing along said South Spectrum Boulevard, 0.10
feet to a 5/8" iron rod with cap stamped "LJA ENG" found in the west line of aforesaid Restricted
Reserve "B";
Thence, North 02° 24' 10" West along the west line of said Restricted Reserve "B",
349.80 feet to the POINT OF BEGINNING and containing 13.970 acres of land.
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a PCD BO Gensler
119.069 acres October 7, 2025
Job No. S001-7118-0001
PART THREE
BEGINNING at the southwest corner of said Restricted Reserve "B", common to the
northwest corner of the called 0.7570 acre tract described in the deed to Lower Kirby Pearland
Management District, by an instrument of record under File Number RP -2020-40411,
H.C.O.P.R.R.P.;
Thence, North 02° 24' 10" West, along the west line of said Restricted Reserve "B",
473.86 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found in the south right-of-way
line of aforesaid South Spectrum Boulevard, the beginning of a non -tangent curve;
Thence, along the south right-of-way of said South Spectrum Boulevard and 507.46 feet
along the arc of a non -tangent curve to the right, having a radius of 1,950.00 feet, a central
angle of 14° 54' 37", and a chord which bears South 84° 50' 09" East, 506.03 feet to a 5/8 -inch
iron rod with cap stamped "LJA ENG" found for the end of curve;
Thence, South 77° 22' 50" East, continuing along the south right-of-way line of said
South Spectrum Boulevard, 222.96 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG"
found for the beginning of a tangent curve;
Thence, continuing along the south right-of-way line of said South Spectrum Boulevard,
83.78 feet along the arc of a tangent curve to the left, having a radius of 2,050.00 feet, a central
angle of 02° 20' 30", and a chord which bears South 78° 33' 05" East, 83.77 feet to a 5/8 -inch
iron rod with cap stamped "LJA SURVEY" set for the west corner of that certain called 0.3850
acre tract described in the deed to the City of Pearland, by instrument of record under File
Number RP -2018-227386, H.C.O.P.R.R.P., said point lying on the north line of that certain
called 4.5206 acre tract described in the deed to The Square at South Spectrum, LLC, by
instrument of record under File Number RP -2019-403173, H.C.O.P.R.R.P., common a south
line of aforesaid Restricted Reserve "B";
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Metes and Bounds 3
119.069 acres October 7, 2025
Job No. S001-7118-0001
Thence, South 87° 35' 21" West, along said common line, 137.81 feet to a 5/8 -inch iron
rod found for an angle corner of said Restricted Reserve "B", common to the northwest corner
of said 4.5206 acre tract;
Thence, South 02° 18' 40" East, along an east line of said Restricted Reserve "B",
common to the west line of said 4.5206 acre tract, 329.84 feet to a 5/8 -inch iron rod with cap
stamped "LJA ENG" found for the most southerly southeast corner of said Restricted Reserve
"B", common to the southwest corner of said 4.5206 acre tract, said point lying on the north line
of that certain called 9.2455 acre tract described in the deed to The Square at South Spectrum,
LLC, by instrument of record under File Number RP -2019-550700, H.C.O.P.R.R.P.;
Thence, South 87° 38' 19" West, along the south line of said Restricted Reserve "B",
common to the north line of said 9.2455 acre tract, at 559.96 feet passing the northwest corner
of said 9.2455 acre tract common to the northeast corner of the aforesaid 0.7570 acre tract,
continuing along the south line of said Restricted Reserve "B' common to the north line of said
0.7570 acre tract for a total distance of 659.96 feet to the POINT OF BEGINNING and
containing 6.664 acres of land.
PART FOUR
BEGINNING at a 5/8 -inch iron rod with cap stamped "LJA SURVEY" found for the
northeast corner of that certain called 2,706 square foot tract described in the deed to Lower
Kirby Pearland Management District by an instrument of record under File Number RP -2022-
259641, H.C.O.P.R.R.P., common to the southeast corner of that certain called 90 square foot
tract described in the deed to Lower Kirby Pearland Management District, by an instrument of
record under File Number RP -2022-259639, H.C.O.P.R. R.P., the southwest corner of the
aforesaid 0.7570 acre tract, and the northwest corner of the aforesaid 5.00 acre tract;
Thence, North 87° 38' 21" East, along the north line of said 5.00 acre tract and the south
line of said 0.7570 acre tract, at 100.00 feet passing the southeast corner of said 0.7570 acre
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PCD lIPTBG Gensler
119.069 acres October 7, 2025
Job No. S001-7118-0001
tract common to the southwest corner of the aforesaid 9.2455 acre tract, continuing along the
south line of said 9.2455 acre tract and the north line of said 5.00 acre tract for a total distance
of 659.75 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the northeast corner
of said 5.00 acre tract and the northwest corner of that certain called 1.000 acre tract described
in the deed to Tierra De Los Lagos LLC, by an instrument of record under File Number RP -
2023 -329615, H.C.O.P.R.R.P.;
Thence, South 02° 20' 07" East, departing said south line, and along the east line of said
5.00 acre tract, 329.40 feet to a 5/8 -inch iron rod with cap stamped "LJA ENG" found for the
southeast corner of said 5.00 acre tract, common to the southwest corner of that certain called
1.00 acre tract described in the deed to Lyna McGuire et al by an instrument of record under
File Number RP -2020-138151, H.C.O.P.R.R.P., said point lying on the north line of that certain
called 9.309 acre tract described in the deed to Lower Kirby Pearland Management District by
an instrument of record under File Number RP -2020-404411, H.C.O.P.R.R.P.;
Thence, South 87° 35' 15" West, along the south line of said 5.00 acre tract, common to
the north line of said 9.309 acre tract, at 559.36 feet passing the northwest comer of said 9.309
acre tract common to the northeast corner of that certain called 0.7668 acre tract described in
the deed to Lower Kirby Management District by an instrument of record under File Number RP -
2020 -404411, H.C.O.P.R.R.P., continuing along the north line of said 0.7668 acre tract and the
south line of said 5.00 acre tract for a total distance of 659.36 feet to a 5/8 -inch iron rod with cap
stamped "LJA SURVEY" found for the southwest corner of said 5.00 acre tract, common to the
northwest corner of said 0.7668 acre tract, the southeast corner of said 2,706 square foot tract
and the northeast corner of that certain called 0.1115 acre tract described in the deed to Lower
Kirby Pearland Management District by an instrument of record under File Number RP -2022-
259640, H.C.O.P.R.R.P.;
Thence, North 02° 24' 10" West, along the west line of said 5.00 acre tract and the east
line of said 2,706 square foot tract, 330.00 feet to the POINT OF BEGINNING and containing
4.992 acres of land.
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Metes and Bounds 4
a PCD ' BG Gensler
119.069 acres
land.
October 7, 2025
Job No. S001-7118-0001
Said Part One, Part Two, Part Three, and Part Four being a total of 119.069 acres of
Benjamin Lowe, RPLS
Texas Registration No. 6944
LJA Surveying, Inc.
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Metes and Bounds 5
I■
mamma
UTILITY EASEMENT
ELECTRICAL EASEMENT
WATER/SEWER EASEMENT
LANDSCAPE EASEMENT
Nor
® O I IJ O O O O O O O D O O I� O
Site Boundary
Existing Freeway/Expressway/Frontege Road
- Existing Collector Street/Secondary Thoroughfare
■ ■ Proposed Collector Street/Secondary Thoroughfare
- Electrical Easement
Utility Easement
- Water and Sewer Easement
Landscape Easement
■ Drainage Easement
PCD ' BS Gensler
I\ LI WATER/SEWER EASEI11
Exhibit C: Existing Conditions
.RONIEN
iEESEIOESIDR
DRAINAGE EASEMENT
i
BASS PRO
SHOPS
MUC
0
1
I
4-
Mixed -Use Commercial (MUC) -az ac
Mixed -Use Commerciale d Entertainment
(Includes llveAvork and additional open specs)
Waterfront Entertainment
Mixed -Use (WEMU)
(includes additional open apical
ac
Flex District -dx ac
Flex District can be IHDSFI. IWEMUI or IMUCI
(includes additional open Boatel
Dedicated Open Space/Detention -12 ac
Total -114 ac
- - Proposed Boulevard - 100' ROW
Note: Land uses and locations shown are conceptual
and subject to change based upon market conditions.
PCD ' BG Gensler
e
Exhibit D: Concept Plan
6REENe1VNAOR
IVi& K®T,ER_
1
I
r
riodi4
MUC it
1
I
1 III
•a
•
OPEN SPACE / •J
DETENTION •,I MUC
IWI
I aI
h
y1
1
I I DETENTION
IJ
1
1
1
1
1
I
1
I
1
I
PROMENADEISIIOPS!DR
01_ Hotel / Conference
02_ Retail
03_ Retail/Entertainment
04_ Parking Lot
05_ Office
06_ Live/work unit
07_ Multi -family
09_ High density
residential
09_ Potential Skybridge
10_ Open space
11_ Garage
Note: Land uses and locations shown are conceptual
and subject to change based upon market conditions.
flj PCD 96 Gensler
Exhibit E: Design Plan
IyiyaP,KsTiER
0
m
m
w
2
OR
2
2
z
P.ROMENADEISHOP.SIDR
Existing public street
Ml Boulevard - 100' ROW
Festival street- 60' ROW
Commercial street - 60' ROW
Residential street - 50' ROW
Residential elley(green fronting lots) - 20' ROW
Residential alley - 18' ROW
Attached Green Street - 30' ROW Minimum
Private Drive / Fire Lane (No Parking)
Upgraded Intersection
Pedestrian Priority Frontage
Existing Private Drive
ai Mid -block Crossing
Festival street denotes denotes a public street with the opportunity to be
closed to pedestrian -only traffic and shall be coordinated with the City to
meet requirements.
Upgraded intersection denotes an intersection that shall be tabled and may
include vehicular pavement with an architectural finish such as sandblasted
concrete, pavers, etc. Upgraded pavement will require a maintenance
agreement between the developer and the City of Pearland.
Note: Land uses and locations shown are conceptual and subject to change
based upon market conditions.
PCD lip.T 6G Gensler
S FREEWAY SERVICE DR
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Exhibit F:• Thoroughfare Plan
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PROMENADE SHOPS DR
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PROPOSED BOULEVARD - 100' ROW
(PUBLIC)
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PROPOSED COMMERCIAL STREET - 60' ROW
(PUBLIC)
60' ROW
PCD 4 GG Gensler
Exhibit G: Street Sections
i
PROPOSED FESTIVAL STREET - 60' ROW
(PUBLIC, 1,200 LINEAR FEET MAXIMUM)
60ROW
ROPOSEO
CONCRETE
STORM SEWER
(DEPTH VARIES)
(ELECTRICAL)
EASEMENT
SANITARY SENOR
(OEPM SS FT.)
PROPOSED RESIDENTIAL STREET - 50' ROW
(PUBLIC)
PCD ''iikTBGGensler
Exhibit G: Street Sections
PROPOSED RESIDENTIAL ALLEY - 20' ROW
(PRIVATE)
PCD itPTB6 Gensler
201 ROW
PAE. ANDFRELNE(M.)
SETBACK VARIES(
PROPOSED
TRAFFIC RATED
STORMSEWER
(MAMMAL VARIES)
(SETBACK VARIES
PROPOSED RESIDENTIAL ALLEY - 16' ROW
(PRIVATE)
16'
PAE. CM)
SETBACK VARIES
`PROPOSED
TRAFFIC RATED
STORM SEWER
(MATERIAL VANES)
SETBACK VARIES
Exhibit G: Street Sections
PROPOSED ATTACHED GREEN STREET - 30' ROW (MINIMUM)
(PUBLIC)
30' ROW
PCD.Hr Gensler
Exhibit G: Street Sections
Existing Clear Creek master plan trail
Existing District Facilites greenway trails
Existing City of Pearlend sidewalks for future connection
Amenitized Detention Open Space
Public Accessible Open Space
Linear Park Open Space
Orchard Plaza
10' min sidewalk
8' min sidewalk
6' min sidewalk
5' min sidewalk
Note: Land uses and locations shown are conceptual
and subject to change based upon market conditions.
t^ PCD PT66 Gensler
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Exhibit H: Landscape / Open Space Plan
P.ROMENADEISHOP.SIDR
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Initial Phase
Subsequent Phase
Existing
Mixed -Use Commercial (MUC)
Waterfront Entertainment Mixed —Use (WEMU)
Flex District
Dedicated Open Space/Detention
Note: Land uses and locations shown are conceptual
and subject to change based upon market conditions.
PCD g6 Gensler
GREENUINVaDR
IVY,tP,KiTiERU
Exhibit I: Phasing Plan
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Subsequent
Phase
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District gateway signage
Community entry signage
Ir ��
• Multi -tenant signage
Note: Sign locations are generally depicted and may
be subject of moving with any revisions to street
locations to align with street placement
PCD ' TB, Gensler
Exhibit J: Signage Plan
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PCD 6G Gensler
Exhibit K: HDSF Character Images
Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
Pi Liu,.,.
Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
PCD4k.r.BG Gensler
Exhibit K: Non -Residential Character Images
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Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
PCD eG Gensler
Exhibit K:• Non -Residential Character Images
Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
i i 1. .' ict.,,-
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ate.
Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
PCD ire. Gensler
Exhibit K: Open Space Character Images
Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.
PCD,,.,. Gensler
Exhibit K: Multi -family Character Images
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Note: Character Images generally depicted the intent of the development
only. Actual development will be subject to the PD Standards.