Ord. 2000M-0126 2014-12-08 Ordinance No. 2000M-126
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 real property, being 26.524
acres of land located in the Thomas J. Green Survey, Abstract No. 198, Brazoria
County, Texas, more particularly being a portion of the residue of that certain
called 140.6899 acre tract conveyed to Martha Alexander Crouch by instrument
of record in Volume 1595, Page 422 of the Deed Records of said Brazoria
County (B.C.D.R.) and a portion of the residue of that certain called 172.0566
acre tract conveyed to Robert L. Alexander by instrument of record in Volume
1725, Page 193 (B.C.D.R.), Brazoria County, Texas (generally located at the
southeast corner of Pearland Pkwy. and Barry Rose Rd., Pearland, Texas),
Zone Change 2014-11Z; a request of Salim Obeid, LJA Engineering, applicant;
on behalf of Robert Lee Alexander, owner; by his attorney A.G.Crouch; for
approval of a change in zoning from Office Professional (OP), General Business
(GB) and Single Family Residential 2 (R2) to a non-residential Planned
Development (PD) known as Pearland Marketplace on approximately 26.5
acres of land, providing for an amendment of the zoning district map; containing
a savings clause, a severability clause and an effective date and other
provisions related to the subject.
WHEREAS, Salim Obeid, LJA Engineering, applicant; on behalf of Robert Lee
Alexander, owner; by his attorney A.G.Crouch; is seeking approval of a change in
zoning from Office and Professional (OP), General Business (GB) and Single Family
Residential 2 (R-2) to a non-residential Planned Development (PD) known as Pearland
Marketplace, with an overlay district of GB, on approximately 26.5 acres of land; said
property being legally described in the original application for amendment attached
hereto and made a part hereof for all purposes as Exhibit "A" and more graphically
depicted in the location map identified as Exhibit "B"; and
WHEREAS, on the 21st day of July, 2014, a Joint Public Hearing was held
before the Planning and Zoning Commission and the City Council of the City of
Pearland, Texas, notice being given by publication in the official newspaper of the City,
the affidavit of publication being attached hereto and made a part hereof for all
purposes as Exhibit "C", said call and notice being in strict conformity with provisions of
Section 1.2.2.2 of Ordinance No. 2000T; and
WHEREAS, on the 21st day of July, 2014, the Planning and Zoning Commission
of the City submitted its report and recommendation to the City Council regarding the
zone change application of Salim Obeid, LJA Engineering, applicant; on behalf of
Robert Lee Alexander, owner; by his attorney A.G.Crouch, for approval of a change in
zoning from Office and Professional (OP), General Business (GB) and Single Family
Residential 2 (R-2) to a non-residential Planned Development (PD) known as Pearland
Marketplace, with an overlay zoning district of GB, on approximately 26.5 acres of land,
said recommendation attached hereto and made a part hereof for all purposes as
Exhibit "D" and said PD attached as Exhibit "E;" 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 regular meetings on the 24th day of November
2014 and the 8th day of November 2014; and
WHEREAS, 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 of Salim Obeid, LJA Engineering, applicant; on behalf of Robert Lee
Alexander, owner; by his attorney A.G.Crouch, for approval of a change in zoning from
Office and Professional (OP), General Business (GB) and Single Family Residential 2
(R-2) to a non-residential Planned Development (PD) known as Pearland Marketplace,
with an overlay district of GB, on approximately 26.5 acres of land, presented which, in
the judgment of the City Council, would justify the approval of said application; now,
therefore,
Page 2 of 11
Ord. No. 2000M-126
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 located within the Office and
Professional (OP), General Business (GB) and Single Family Residential 2 (R-2), is
hereby granted a change in zoning to the Pearland Marketplace PD, with an overlay
district of General Business (GB), in accordance with all conditions and requirements of
the current Unified Development Code and incorporated for all purposes, such property
being more particularly described as:
Being 26.524 acres of land located in the Thomas J. Green Survey, Abstract No.
198, Brazoria County, Texas, more particularly being a portion of the residue of that
certain called 140.6899 acre tract conveyed to Martha Alexander Crouch by
instrument of record in Volume 1595, Page 422 of the Deed Records of said
Brazoria County (B.C.D.R.) and a portion of the residue of that certain called
172.0566 acre tract conveyed to Robert L. Alexander by instrument of record in
Volume 1725, Page 193 (B.C.D.R.), Brazoria County, Texas
GENERAL LOCATION: Southeast corner of Pearland Parkway and Barry Rose
Road, Pearland, TX
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 and to the
City Council 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.
Page 3 of 11
Ord. No. 2000M-126
Section IV. If any section, subsection, sentence, clause, phrase, or portion of
this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct, and
independent provision and such holding shall not affect the validity of the remaining
portions thereof.
Section V. All rights and remedies, which have accrued in the favor of the City
under this Ordinance and its amendments thereto, shall be and are preserved for the
benefit of the City.
Section VI. This Ordinance shall become effective after its passage and
approval on second and final reading.
PASSED, APPROVED, and ADOPTED on First Reading this 24th day of
November, 2014.
' ›..)0-1/ S:;---?i-4-&4°
TOM REID
MAYOR
ATTEST:
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Y SE reETARY
Page 4 of 11
Ord. No. 2000M-126
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 8th
day of December, 2014.
TOM REID
MAYOR
ATTEST:
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.
I Y SE sr'ETARY .0\
APPROVED AS TO FORM:
DARRIN M. COKER
CITY ATTORNEY
Page 5 of 11
Ord. No. 2000M-126
Ordinance No. 2000M-126
Exhibit "A"
Exhibit A
Legal Description
Being 26.524 acres of land located in the Thomas J. Green Survey, Abstract No.
198, Brazoria County, Texas, more particularly being a portion of the residue of that
certain called 140.6899 acre tract conveyed to Martha Alexander Crouch by
instrument of record in Volume 1595, Page 422 of the Deed Records of said
Brazoria County (B.C.D.R.) and a portion of the residue of that certain called
172.0566 acre tract conveyed to Robert L. Alexander by instrument of record in
Volume 1725, Page 193 (B.C.D.R.), Brazoria County, Texas
Page 6 of 11
Ord. No. 2000M-126
OrdinanEcxehiNboit. ,2.B0.0.0M-126
Exhibit B
Location Map
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Page 7 of 11
0M-126
Ord. No. 200
Ordinance No. 2000M-126
Exhibit "C"
STATE OF TEXAS
COUNTY OF BRAZORIA
Personally appeared before the undersigned, a Notary Public within and for said
County and State. Buzz Crainer, Representative for Brenda Miller Fergerson, Publisher of the
Pearland Journal, a newspaper of general circulation in the County of Brazoria, State of Texas.
Who being duly sworn, states under oath that the report of Legal Notice, a true copy of
Which is hereto annexed was published in said newspapers in its issue(s) of July 3, 2014.
AMI.f* — —i
e'ublisher's Representative
Sworn to and subscribed before me this /3-14X day of/L,SG,S / , 2014.
III
Notary Pub is
My commission expires on /" /8 —o2.Q/6,
"' LUCILLE GUERRA
?_ ^? Notary Public,State of Texas
. ` My Commission Expires
'$;f,bF''E'''' January 18, 2016
NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL
AND
THE PLANNING AND ZONING COMMISSION
OF THE CITY OF PEARLAND,TEXAS
ZONE CHANGE APPLICATION NUMBER:2014-11Z
Notice is hereby given that on July 21, 2014 at 6:30 p.m., the
City Council and Planning and Zoning Commission of the City of
Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will
conduct a joint public hearing in the Council Chambers of City Hall,
located at 3519 Liberty Drive, Pearland, Texas, at the request of
Salim Obeid, LJA Engineering,applicant;on behalf of Robert Lee
Alexander, owner; by his attorney A.G.Crouch; for approval of a
change in zoning from Office Professional(OP),General Business
(GB) and Single Family Residential 2 (R2) to a non-residential
Planned Development (PD) known as Pearland Marketplace on
approximately 26.5 acres of land, more specifically described as
follows:
Being 26.524 acres of land located in the Thomas J.Green
Survey, Abstract No. 198, Brazoria County, Texas, more
particularly being a portion of the residue of that certain
called 140.6899 acre tract conveyed to Martha Alexander
Crouch by instrument of record in Volume 1595,Page 422
of the Deed Records of said Brazoria County (B.C.D.R.)
and a portion of the residue of that certain called 172.0566
acre tract conveyed to Robert L.Alexander by instrument
of record in Volume 1725, Page 193 (B.C.D.R.), Brazoria
County,Texas
General Location: Southeast corner of Pearland Parkway
and Barry Rose Road, Pearland,TX
At said hearing, all interested parties shall have the right and
opportunity to appear and be heard on the subject. For additional
information,please contact the Planning Department at 281-652-
1765.
Johnna Matthews
City Planner
Exhibit C
Legal Ad
NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL
AND
THE PLANNING AND ZONING COMMISSION
OF THE CITY OF PEAR LAND. TEXAS
ZONE CHANGE APPLICATION NUMBER: 2014-11Z
Notice is hereby given that on July 21, 2014 at 6:30 p.m,, the
City Council and Planning and Zoning Commission of the City of
Pearland. in Brazoria, Harris and Fort Bend Counties, Texas, will
conduct a joint public hearing in the Council Chambers of City Hall.
located at 3519 Liberty Drive, Pearland, Texas. at the request of
Salim Obeid. LJA Engineering, applicant: on behalf of Robert Lee
Alexander owner; by his attorney A.G.Crouch, for approval of a
change in zoning from Office Professional (OP), General Business
(GB) and Single Family Residential 2 (R2) to a non-residential
Planned Development (PD) known as Pearland Marketplace on
approximately 26.5 acres of land, more specifically described as
follows:
Being 26.524 acres of land located in the Thomas J. Green
Survey, Abstract No. 198, Brazoria County. Texas, more
particularly being a portion of the residue of that certain
called 140.6899 acre tract conveyed to Martha Alexander
Crouch by instrument of record in Volume 1595, Page 422
of the Deed Records of said Brazoria County (B.C.D.R.)
and a portion of the residue of that certain called 172.0566
acre tract conveyed to Robert L. Alexander by instrument
of record in Volume 1725. Page 193 (B.C.D.R.), Brazoria
County, Texas
General Location: Southeast corner of Pearland Parkway
and Barry Rose Road, Pearland, TX
At said hearing, all interested parties shall have the right and
opportunity to appear and be heard on the subject. For additional
information, please contact the Planning Department at 281-652-
1765.
Johnna Matthews
City Planner
Page 8 of 11
Ord. No. 2000M-126
Ordinance No. 2000M-126
Exhibit "0"
Exhibit D
Planning and Zoning Commission Recommendation Letter
iii('op.
111411801,
4 i X A S
Plannin g & Zoning Commission
July 22, 2014
Honorable Mayor and City Council Members
3519 Liberty Drive
Pearland, TX 77581
Re: Recommendation on Zone Change Application No. 2014-11Z, Pearland
Marketplace Planned Development (PD)
Honorable Mayor and City Council Members:
At their meeting on June 17, 2014, the Planning and Zoning Commission considered
the following:
A request of Salim Obeid, LJA Engineering, applicant; on behalf of Robert Lee
Alexander, owner; by his attorney A.G.Crouch; for approval of a change in zoning
from Office Professional (OP), General Business (GB) and Single Family
Residential 2 (R2) to a non-residential Planned Development (PD) known as
Pearland Marketplace on approximately 26.5 acres of land, to wit:
Legal Description: Being 26.524 acres of land located in the Thomas J. Green
Survey, Abstract No. 198, Brazoria County, Texas, more particularly being a
portion of the residue of that certain called 140.6899 acre tract conveyed to
Martha Alexander Crouch by instrument of record in Volume 1595, Page 422 of
the Deed Records of said Brazoria County (B.C.D.R.) and a portion of the
residue of that certain called 172.0566 acre tract conveyed to Robert L.
Alexander by instrument of record in Volume 1725, Page 193 (B.C.D.R.),
Brazoria County, Texas
General Location: Southeast corner of Pearland Parkway and Barry Rose
Road, Pearland, TX
Page 9 of 11
Ord. No. 2000M-126
After staff presentation, discussion ensued regarding the residential adjacency
screening standards. Staff advised that there are two options. The first being a 25-foot
unobstructed buffer and a maximum 8-foot masonry screening wall and the second
option is a 30-foot vegetative screen, dense enough to be completely opaque year
round. Chairman Henry Fuertes indicated that the screening wall would possibly
mitigate nearby concerns regarding lighting and noise.
Discussion also ensued regarding the detention area and if proposed to be wet or dry
bottom. The applicant indicated that if the 8-foot wall is the recommendation of the
Planning and Zoning Commission, that he would prefer a dry bottom pond. He also
mentioned neighborhood concerns based on previous neighborhood meetings,
regarding wet ponds and mosquitos, etc.
Commissioner Derrick Reed amended the original motion of approval to include the
following conditions. The motion was seconded by Commissioner Mary Starr. The
motion passed 6/0 with Planning and Zoning Commissioners Henry Fuertes, Daniel
Tunstall, Elizabeth McLane, Derrick Reed, Ginger McFadden and Mary Starr all in favor.
Commissioner Linda Cowles was not present.
1. A 25-foot buffer including an 8-foot masonry wall where the development abuts
the existing single family subdivision, Banbury Cross; and
2. The proposed dry detention shall include enhanced landscaping and a walking
trail. A landscape plan was requested for the detention area.
Sincerely,
Johnna Matthews
City Planner
On behalf of the Planning and Zoning Commission
Page 10 of 11
Ord. No. 2000M-126
Ordinance No. 2000M-126
Exhibit "E"
Exhibit E
Pearland Marketplace Planned Development
See Following Pages
Page 11 of 11
Ord. No. 2000M-126
LJA Engineering, Inc. 114
Planned Development for
Pearland Marketplace
Prepared For
Milestone Properties
LJA Engineering, Inc.
July 2014
Planners ♦ Consulting Engineers • Surveyors
Pearland Marketplace
Table of Contents
INTRODUCTION 1
A. Description of the Subject Property
B. Description of Proposed Development
C. Describe the area of land in acreage
D. A statement as to the purpose and intent of the PD district established therein
II. ZONING AND LAND USE 2
A. Description of the existing zoning districts and the boundaries of said districts
B. Description of the base zoning district(s) to be overlaid
C. The general standards applicable to development within the district
D. The permitted, conditional and accessory uses authorized in the district
III. DESIGN STANDARDS APPLICABLE TO THE DEVELOPMENT 4
A. Specific Design Standards
1 Building Materials
2. Landscape Enhancements
3. Plaza
4. Sidewalks
5. Parking and Vehicle Circulation
6. Fencing
7. Corridor Overlay District.
8. Signage
B. Refer to Design Plan and describe which aspects of plan are precise and which
are general.
C. A specific list of deviations from standards in the base zoning district(s), together with
any standards in the ordinance which are to be varied for development within the PD
district.
D. All requirements of the Unified Development Code will be met, unless specifically
mentioned in this Planned Development.
IV. REQUIRED DEDICATIONS OF LAND OR PUBLIC IMPROVEMENTS 6
V. A PHASING SCHEDULE FOR THE PROJECT 6
VI. EXHIBITS 7
A. Project Location
B. Survey and Legal Description
C. Existing Zoning Map
D. Design Plan
E. Special Paving Images
F. Prohibited Uses List
G. Examples of Site Furnishings
M. Multi-Tenant Sign
Pearland Marketplace Milestone Properties
I. INTRODUCTION
A. Description of the Subject Property
Pearland Marketplace is located at the south corner of the intersection of Pearland Parkway
and Barry Rose Road. The site is a 26.524 Acre property out of ±46.0 acres bounded the
southeast by the existing Banbury Cross Section IV subdivision, bounded on the southwest
by the existing Alexander Landing Section 4 subdivision, bounded on the northeast by
Pearland Parkway and bounded on the northwest by Barry Rose Road. The site is currently
vacant. Milestone Properties has contracted to buy and develop the site. Refer to Exhibit A—
Project Location. Refer to Exhibit B, for legal description.
B. Description of Proposed Development.
Pearland Marketplace will be developed as a mix of neighborhood service retail and pad sites
that will be anchored with a grocery store. The site is designed to maximize the separation of
pedestrian and vehicular circulation allowing safe and easy access to these services while
enhancing the overall development. Key elements of the overall site plan include:
1. Vehicular access to the site will include two primary entry driveways located along
Pearland Parkway and three located along Barry Rose Rd., which allow easy
vehicular access throughout the site. These primary driveways are accented with
special paving, landscaping, signage and monumentation at the entrances,
intersections and terminus creating points of interest at the main activity nodes
throughout the site creating a cohesive development with a unified theme. Other
areas accented with special paving, landscaping and/or monumentation include the
secondary driveway entrances, pedestrian crossings, and main entrances to the
grocery store. Special paving shall consist of Pave Stone pavers or equal. Refer to
Exhibit E - Special Paving Images. The location and number of entry driveways and
any additional traffic improvements are subject to change upon review and approval
of a traffic impact analysis.
2. The primary retail plaza is located close to Pearland Parkway and will provide the
development with an accessible outdoor urban public space that will be accented
with landscaping, site furnishings and is adjacent to an open space area. The plaza
is located on the Northeast end of the retail building providing shade in the afternoon
making it suitable location for a restaurant or café that provides outdoor dining. It is a
generous size and will function as a multi-use area. The opposite end of the retail
building includes a smaller plaza with access to and views of the trail along the
detention basin. This location with access to the trail would also be ideal for outdoor
dining, café or a coffee house. Refer to Exhibit G - Examples of Site Furnishings
3. Pedestrians can access the site along Pearland Parkway and Barry Rose Rd. at the
primary and secondary driveways. Access is provided for the neighborhood to the
South at the end of Westminster Rd. tying in with the primary retail plaza. Primary
pedestrian circulation through the site is along a 6' wide sidewalk located along one
side of the primary and secondary driveways. The retail building and grocery store
also provide pedestrian circulation and paving along their façade.
4. A 6' wide concrete pathway will be located along the edge of the detention basin
providing additional access and recreational opportunities for the retail center and the
adjacent neighborhood. This pathway will also tie into Barry Rose Rd. along the
access road. The pathway will be planted with shade trees along the path and
accented with flowering trees. Refer to Exhibit D2 for tree and pathway locations.
Pearland Marketplace 1 Milestone Properties
5. While the approach to the landscape design is typical for this type of development,
the planting strategy and the amount of planting exceed what is typical enhancing the
development and making it unique. The landscape design includes tree lined
driveways and sidewalks creating an "avenue" effect that is pleasant for pedestrians
and vehicles. Driveway entrances, key intersections, pedestrian crossings and
pedestrian plazas are accented with flowering shrubs and trees. The parking lots are
primarily planted with shade trees while high activity areas are accented with
flowering trees. Shrubs screen the parking areas from the main driveways and the
public street.
6. The landscaping area will include a combination of shrubs and trees near the
detention facility and will enhance the screening of the center along the southeastern
property line. The detention ponds have been strategically located to provide the
maximum buffering from the proposed development to the adjoining residential area
coupled with the park like walking trails along the pond.
7. Proposed tenants will include a 120,000 square foot anchor grocer, fast food
restaurants, national retail tenants and multiple pad sites occupied by national
restaurants, banks, and/or stand alone retail uses. There will be two reserve sites for
future development by uses included within the PD.
8. All parking areas will be constructed of concrete to enhance the quality and longevity
of the project and specific areas will receive decorative paving for site enhancement
and connectivity. Refer to Exhibit E for examples of paving designs.
9. The proposed landscaping and open space shown on the site plan will be 15%of the
total gross area of the project including the proposed detention ponds and various
pockets of landscaping.
C. Describe the area of land in acreage.
The total land area is 26.524 acres. Refer to Exhibit A—Site Location and Exhibit B—Survey
and Legal Description.
D. A statement as to the purpose and intent of the PD district established therein.
The purpose and intent of the PD district is to facilitate the design and implementation of a
retail development that is designed to aesthetically complement the adjacent residential and
commercial areas.
II. ZONING AND LAND USE
A. Describe the existing zoning districts and the boundaries of said districts.
There are four existing zoning areas for the tract consisting of an Office-Professional PD
prepared for New Life Lutheran Church, R-2, general business (GB), and office-professional
(OP). Refer to Exhibit C—Existing Zoning Map.
B. Describe the base zoning district(s)to be overlaid.
The PD is proposed to be based upon general business zoning district (GB).
C. The general standards applicable to development within the district
The site, regardless of zoning district, is located on Pearland Parkway, a designated corridor
within the Corridor Overlay District. The Corridor Overlay District affects any tract located
Pearland Marketplace 2 Milestone Properties
along specified major thoroughfares in Pearland. The project complies with the GB and the
COD districts. The COD is discussed further in Section III of this document. Other aspects
of the project such as the parking, signage, lighting, etc. are discussed further in Section III
of this document.
The management of the project will be overseen by a professional commercial property
manager with expertise in maintenance and continuity of the common areas. The
phasing plan is discussed further in Section V of this document.
Standards within Zoning District Table
GB
Density None listed
Lot Area (Min.) 22,500 sq. ft.
Lot Width (Min.) 150'
Lot Depth (Min.) 125'
Lot Coverage None listed
Building Height 45'
Front Setback 25'
Side Setback 10' or 25' if abuts
residential
Rear Setback 25'
1. Provide the percentage of use in each zoning classification.
The land use in the overall project is 100% commercial/retail/detention and will be in
accordance with the land uses permitted in GB zone, except for prohibited uses
listed below. There is no parkland dedication requirement, and there are no public
streets located internally to the project.
2. Prohibited Uses
Currently, the GB zone allows for several uses that are not suited for a retail
development. Exhibit F is a list of all the prohibited uses that otherwise are allowed
in the GB zone.
D. The permitted, conditional and accessory uses authorized in the district, the
location of such uses,the residential densities or other measurements of development
intensity associated with base districts or phases of the development in conformance
with the approved Design Plan.
Pearland Marketplace is a proposed retail/commercial project and at this time, the tenants
have not been selected. A detention pond is proposed to retain storm water for this site as
required by Brazoria Drainage District 4 and the City of Pearland.
III. DESIGN STANDARDS APPLICABLE TO THE DEVELOPMENT
A. Design Standards. Specific design standards, including signage, building height,
landscaping, fencing, parking, etc., that are applicable to this development are the
standards set forth for the GB zoning district which are listed in Chapter 2, Article 4,
Division 4, Section 4 of the UDC and the design standards for the Corridor Overlay
District, as listed in Chapter 2, Article 4, Division 5, Section 1 of the UDC. Refer to
Exhibit D—Design Plan.
Pearland Marketplace 3 Milestone Properties
1. Building Materials
The project complies with the current UDC standards. Beyond minimum standards,
buildings within this project will be required to include two types of materials for each
store front and multi-tenant pad site, a stucco, tilt-wall or concrete masonry building.
Each building will include a percentage of stone &/or brick material. This minimum is
30% of the non-transparency area of the building. In addition to the two types of
materials, architectural enhancements, such as towers, pilasters, and canopies will
also be included on each building. Other architectural enhancements shall be
reviewed and approved by City Pearland Planning and Zoning department during
permit review.
2. Landscape Enhancements:
While the approach to the landscape design is typical for this type of development,
the planting strategy and the amount of planting exceed what is typical enhancing the
development and making it unique. The landscape design includes tree lined
driveways and sidewalks creating an "avenue" effect that is pleasant for pedestrians
and vehicles. Driveway entrances, key intersections, pedestrian crossings and
pedestrian plazas are accented with flowering shrubs and trees. The parking lots are
primarily planted with shade trees while high activity areas are accented with
flowering trees. Shrubs screen the parking areas from the main driveways and the
public street.
3. Plaza
The primary retail plaza is located close to Pearland Parkway and will provide the
development with an accessible outdoor urban public space that will be accented
with landscaping, site furnishings and is adjacent to an open space area. The plaza
is located on the Northeast end of the retail building providing shade in the afternoon
making it suitable location for a restaurant or café that provides outdoor dining. It is a
generous size and will function as a multi-use area. The opposite end of the retail
building includes a smaller plaza with access to and views of the trail along the
detention basin. This location with access to the trail would also be ideal for outdoor
dining, café or a coffee house. Refer to Exhibit D- Design Plan, Refer to Exhibit E and
G for examples of site furnishings and plaza examples.
4. Sidewalks
The sidewalk located along Pearland Parkway complies with the width and material
standards stated in the current UDC 2.4.5.1(1). Primary pedestrian circulation
through the site is along a 6' wide sidewalk located along one side of the primary and
secondary driveways. The retail building and grocery store also provide pedestrian
circulation and paving along their facade. A 6' wide concrete pathway will be located
along the edge of the detention basin providing additional access and recreational
opportunities for the retail center and the adjacent neighborhood. This pathway will
also tie into Barry Rose Rd. along the access road. Refer to Exhibit D —Design Plan
for general location and proposed alignment of the sidewalks.
5. Parking, Vehicular Circulation, and Lighting
The project complies with the current UDC. This section also includes standards of
lighting of the parking lot and sidewalks. The lighting height will not exceed 20' or
building height. Refer to Exhibit D - Design Plan for general layout of the parking lot
and the vehicle circulation plan.
6. Fencing
Pearland Marketplace 4 Milestone Properties
The tracts to the southeast and southwest are currently zoned residential, which
requires masonry fencing or a 25' landscape buffer. The required 25' buffer will be
maintained, with the exception that the detention ponds will be allowed within the
landscape buffers.
7. Corridor Overlay District
The project complies with the current UDC standards for the COD. These standards
apply because the project abuts Pearland Parkway. Included within these standards
are requirements for building articulation and building material, increased building
line and landscape enhancements along the street and the increased screening
standards along any parking areas.
8. Signage
Section 4.2.5.4 (b)(2) places a maximum of two multi-user/multi- tenant signs per
street frontage separated by a minimum of 600' for an integrated business
development. The frontage the project possesses along Pearland Parkway is±1,100
feet. The project abuts approximately 1,300 feet along Barry Rose Road. Due to the
size of the property and the number of tenants proposed for this development, an
additional multi-tenant sign, for a total of four signs, is required to accommodate
signage for all of the tenants. Two of the multi- tenant signs will accommodate the
tenants in the rear of the property along Barry Rose, while the last two multi-tenant
signs will accommodate the multiple tenants in the building sites adjacent to Pearland
Parkway. Each building site will hold approximately three to five tenants. All signs
will be consistent in material and style. The multi-user/multi-tenant signs will comply
with maximum height and maximum area as stated in the current UDC. We request
that signage requirements apply to the PD rather than to the parcels of land within
the PD that may fall under separate ownership. Refer to Exhibit— D Design Plan, for
sign locations and call-outs on-site.
B. Refer to Design Plan and describe which aspects of plan are precise and which are
general.
The Design Plan in this document is included for the sole purpose of establishing general
design guidelines as to the basic character and physical relationships of the planned uses
and facilities. The ideas and plans represent the intent of the developer and the quality and
character of the development. Adjustments to the Design Plan that do not introduce or
remove new public facilities, do not deviate from the Design Plan and otherwise comply with
the intent of the various requirements within the Pearland Marketplace PD and other city
ordinances and regulations in effect at the time this document is adopted shall not require
separate or additional approvals from City Council or the Planning & Zoning Commission. It
is essential to the success of the Pearland Marketplace PD to maintain flexibility in the site
plan process in order to respond to ever changing market conditions and retail demand.
Listed below are criteria to further define the flexibility with respect to the Master plan.
• The location of the open space may shift within the project to accommodate specific
change in the dimensions of buildings, parking and pad sites so long as the basic
concept and intent of the Master plan remains intact.
• The location of buildings including pad sites may shift or be altered in size and
dimension. Such changes may be made without separate or further approvals from the
City Council or the Planning and Zoning Commission so long as the movements and
changes are less than 10 feet or 10% in size.
Pearland Marketplace 5 Milestone Properties
C. A specific list of deviations from standards in the base zoning district(s), together
with any standards in the ordinance which are to be varied for development within the
PD district.
The intent of the proposed plan is to comply with the standards of the GB zoning district for
the entire project.
D. All requirements of the Unified Development Code will be met, except those
specifically mentioned above in Section III C of this Planned Development.
IV. REQUIRED DEDICATIONS OF LAND OR PUBLIC IMPROVEMENTS
Pearland Marketplace is solely commercial and does not require dedication of land for parkland
or public improvements to any roadways, unless required by the City.
V. PHASING SCHEDULE FOR THE PROJECT
The project is divided into three phases. The development of the Grocer Anchor building, parking
lot and fuel station are Phase I. Phase II will consist of development of the strip retail center.
Phase Ill will consist of the development of the pad sites.
Pearland Marketplace 6 Milestone Properties
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April 18, 2014
Exhibit B Job No. 1727-7002
DESCRIPTION OF
26.524 ACRES
PROPOSED ZONE BOUNDARY
Being 26.524 acres of land located in the Thomas J. Green Survey, Abstract No. 198,
Brazoria County, Texas, more particularly being a portion of the residue of that certain called
140.6899 acre tract conveyed to Martha Alexander Crouch by instrument of record in Volume
1595, Page 422 of the Deed Records of said Brazoria County (B.C.D.R.) and a portion of the
residue of that certain called 172.0566 acre tract conveyed to Robert L. Alexander by instrument
of record in Volume 1725, Page 193 (B.C.D.R.), said 26.524 acres being more particularly
described by metes and bounds as follows (all bearings referenced to the Texas Coordinate
System, South Central Zone, NAD 83, 2001 adjustment);
BEGINNING at a 5/8-inch iron rod with cap stamped "LJA ENG" previously set for the
northwest corner of Banbury Cross Section IV, a subdivision of record in Volume 19, Page 487-
488 of the Plat Records of said Brazoria County (B.C.P.R.), being the north corner of Block 11,
Lot 13 of said Banbury Cross Section IV, being in an easterly line of the residue of said
172.0566 acre tract, from which a found 5/8-inch iron rod bears South 46° 29' 44 West, 4.90
feet;
Thence, South 41° 43' 28" West, along said easterly line and the northwesterly line of
said Banbury Cross Section IV, 604.43 feet to a 5/8-inch iron rod found for the most northerly
common corner of Lot 4 and Lot 5, Block 11 of said Banbury Cross Section IV;
Thence, North 47° 01' 13"West, departing said easterly line acres and the northwesterly
line of said Banbury Cross Section IV, 768.74 feet to 5/8-inch iron rod with cap stamped "RPLS
1718", found on the south line of that certain called 3.644 acre tract (Parcel 3) conveyed to City
of Pearland by instrument of record under Document Number 20050118363 of the Official
Records of said Brazoria County, B.C.O.R.;
Thence, North 41° 40' 30" East, along the south line of said 3.644 acres, the south line
of that certain called 4.137 acres tract (Parcel 5) conveyed to City of Pearland by instrument of
record under File Number 04-003782, B.C.O.R. and the south line of that certain called 0.149
Page 1 of 3
I Pro Jdskl'SURVEYl1 7 2 717 0 021M&B\26 524AC Zone Bndy doc
26.524 acre April 18, 2014
Job No. 1727-7002
acre tract (Tract 1) conveyed to City of Pearland by instrument of record under File Number 01-
032032, B.C.O.R., 1,262.37 feet to a 5/8-inch iron rod with cap stamped "LJA ENG", previously
set for corner, same being an angle point on the south line of said 0.419 acre tract;
Thence, South 86° 04' 59" East, along the south line of said 0.419 acre tract, 43.93 feet
to a point for corner on the south line of that certain called 2.739 acres tract conveyed to City of
Pearland, by instrument of record in File Number 98-054852, B.C.O.R. and a point on the south
right-of-way line of Pearland Parkway (130 feet wide), from which a 5/8-inch iron rod with cap
stamped "Wilson" bears North 75° 20' 20" East, 0.47 feet;
Thence, along the south line of said 2.739 acres, the westerly line of that certain called
1.164 acre tract conveyed to City of Pearland, by instrument of record under File Number 98-
054881, B.C.O.R. and Pearland Parkway the following two (3) courses;
1. South 48° 23' 21" East, 367.45 feet to a 5/8-inch iron rod with cap
stamped "LJA ENG", previously set for corner, the beginning of a curve;
2. 532.98 feet along the arc of a tangent curve to the right, having a radius
of 1805.00 feet, a central angle of 16° 55' 06", and a chord which bears
South 39° 55' 48" East, 531.05 feet to a 5/8-inch Iron rod with cap
stamped "LJA ENG", previously set for corner;
3. South 31° 28' 15" East, 208.12 feet to a 5/8-inch iron rod with cap
stamped "LJA ENG", previously set for the northwest corner of that
certain called 0.299 acre tract conveyed to City of Pearland, by
instrument of record under File Number 99-013566, B.C.O.R. and being
on a northerly line of a called 100 feet wide Drainage Easement conveyed
to Brazoria County Drainage District Number Four (4) by instruments of
record in Volume 1736, Page 884, B.C.D.R. and in Volume 1760, Page
655, B.C.D.R.;
Page 2 of 3
1:\Proidsk1\SURVEY11727170021M&B126_524AC Zone Bndy.doc
26.524 acre April 18, 2014
Job No. 1727-7002
Thence, South 56° 00' 19" West, departing the south line of said Pearland Parkway and
the south line of said 1.164 acre tract, along a northerly line of said 100 feet wide Drainage
Easement, 359.97 feet to a 5/8-inch iron rod with cap stamped "LJA ENG", previously set for
corner;
Thence, South 18° 03' 06" East, along a westerly line of said 100 feet wide Drainage
Easement, 30.04 feet to the northeast corner of aforementioned Banbury Cross Section IV, and
being the northeast corner of Block 8, Lot 86 of said Banbury Cross Section IV, from which a
found 5/8-inch iron rod, bears North 20° 47'07"West, 0.60 feet;
Thence North 82° 38' 01" West, along the northeasterly line of said Banbury Cross
Section IV, 356.54 feet to the POINT OF BEGINNING and containing 26.524 acres of land.
• P....�E.. ;..... »..»�L SEKAL .
5673 Engineering, Inc.
O�FB ptf ,�`
Page 3 of 3
I:\Proldskl\SURVEY11 7 2 7170 02\M&B126.524AC_Zone Bndy.doc
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EXHIBIT E
SPECIAL PAVING IMAGES
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EXHIBIT F
PROHIBITED USES LIST
Agriculture (Field or crop)
Agriculture Animal Husbandry
Farm (Ranch or Livestock)
Feed& grain store supply(C)
Boarding or Rooming House
Farm Accessory Building
Guest, caretaker or security quarters (C)
Off street parking incidental to residential main use
Social & Recreational building (homeowners association, neighborhood recreation center
Country Club, private or public golf course
Fairgrounds, Rodeo grounds(C)
Swimming pool private (Resident Use Only)
Tennis or swim club (Private, for Profit)
Tennis Court (private/lighted)(C)
Auto uses
All terrain vehicles (go-carts&motor cycles) dealer!sales
Auto glass repair/tinting (C)
Auto interior shop/upholstery(C)
Auto Parts Sales with outside storage or Display(C)
Auto Parts Sales (Indoors Only; with repair bays) (C)
Auto Rental (C)
Auto repair minor (C)
Auto sales/dealer (new—in building, auto servicing and used auto sales as accessory uses only)
Combined auto lease
Auto wash (full service, detail shop)
Commercial transit terminal
Parking lot or garage for passenger cars and trucks of less than one ton capacity
Office uses
Credit agency
Office, parole-probation, bail bonds
Office/Clinic Veterinarian (Animal Hospital with Outside Pens)
Telemarketing agency(C)
Ambulance service (C)
Bed & breakfast inn
Check Cashing Service
Extended stay motel/hotel
Funeral Home(including crematorium(C)
Laundromat (self service laundry)
Rehabilitation care facility(halfway house)
Rehabilitation care institution (commercial)
Astrology, hypnotists or psychic arts
Bakery(wholesale)
Convenience Store (without gasoline)
Garage and/or yard sales (C)
General Retail Store, other than listed
Market—Open Air(Flea Market)(C)
Medical Appliances& Sales
Piano and Musical Instruments (retail only)
Institutional and government uses
Adult day care (business)
Assisted living facility
Auction house
Child day care (business)
Child Day Nursery
Church, temple, or place of worship
Civic center (municipal)
Civic club
Convent or monastery
Day camp (for children)
Fraternal Organization
Fraternity or sorority house
Governmental building or use
Home of alcoholic, narcotic or psychiatric patients(C)
Hospital (for profit or not for profit)
Institution of religious, education, or philanthropic nature
Library, public or museum (indoor)
Mortuary/cemetery
Municipal public administration offices
Nursing/Convalescent Home (Skilled Nursing facility)
School—elementary,junior or high school
School—other than public or parochial
Sheltered care facility(C)
Studio or radio and or television (no towers)
Utility and Related Uses
Cellular Communications Tower/PCS (C)
Electric Substation (C)
Franchised Private Utility(other than those listed)(C)
Gas Transmission & Metering Station (C)
Radio or Television or Microwave Towers (C)
Radio or Television Transmission Station (C)
Satellite Dish (Private, greater than 4' diameter)
Telephone Exchange Switching relay&Transmitting Equipment (C)
Commercial and related uses
Cabinet business
Cannery Wholesale (C)
Dance hall or night club (C)
Drive in theater(C)
Exterminator service/company(no outdoor sales or storage)(C)
Heating and air conditioning sales/service (C)
Mini warehouse/self storage(C)
Moving and storage company(C)
News printing/book binding (C)
Outside Storage (C)
Industrial uses
Airport and helipad landing field (C)
Animal-processing(C)
Asphalt batching plant (C)
Asphalt/concrete batching plant(C)
Commercial extraction of soil, sand or gravel (C)
Petroleum or petroleum product extraction (C)
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JOINT PUBLIC HEARING
THE CITY COUNCIL CITY AND THE PLANNING AND ZONING COMMISSION OF
THE CITY OF PEARLAND, TEXAS,
MONDAY, JULY 21, 2014, AT 6:30 P.M.
COUNCIL CHAMBERS - CITY HALL-3519 LIBERTY DRIVE
I. CALL TO ORDER
II. PURPOSE OF HEARING
Zone Change Application No. 2014-11Z
A request of Salim Obeid, LJA Engineering, applicant; on behalf of Robert Lee
Alexander, owner; by his attorney A.G.Crouch; for approval of a change in zoning
from Office Professional (OP), General Business (GB) and Single Family
Residential 2 (R2) to a non-residential Planned Development (PD) known as
Pearland Marketplace on approximately 26.5 acres of land, to wit:
Legal Description: Being 26.524 acres of land located in the Thomas J. Green
Survey, Abstract No. 198, Brazoria County, Texas, more particularly being a
portion of the residue of that certain called 140.6899 acre tract conveyed to Martha
Alexander Crouch by instrument of record in Volume 1595, Page 422 of the Deed
Records of said Brazoria County (B.C.D.R.) and a portion of the residue of that
certain called 172.0566 acre tract conveyed to Robert L. Alexander by instrument
of record in Volume 1725, Page 193 (B.C.D.R.), Brazoria County, Texas
General Location: Southeast corner of Pearland Parkway and Barry Rose Road,
Pearland, TX
III. APPLICATION INFORMATION AND CASE SUMMARY
A. STAFF REPORT
B. APPLICANT PRESENTATION
C. STAFF WRAP UP
IV. PERSONS WISHING TO SPEAK FOR OR AGAINST THE PROPOSED
REQUEST
V. COUNCIL/PLANNING COMMISSION/STAFF DISCUSSION
VI. ADJOURNMENT
Page 1 of 2—7/21/2014
This site is accessible to disabled individuals. For special assistance, please call
Young Lorfing, City Secretary, at 281-652-1655 prior to the meeting so that
appropriate arrangements can be made.
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
Memo
p4 rE9'F
.&_ To: City Council and Planning and Zoning Commission
11- f\K ` 1\ kls From: Planning Department
T E X A S
Date: July 21, 2014
s r 1 a C)
Re: Zone Change Application Number 2014-11Z
A request of Salim Obeid, LJA Engineering, applicant; on
behalf of Robert Lee Alexander, owner; by his attorney
A.G.Crouch; for approval of a change in zoning from
Office Professional (OP), General Business (GB) and
Single Family Residential 2 (R2) to a non-residential
Planned Development (PD) known as Pearland
Marketplace on approximately 26.5 acres of land, located
at the southeast corner of Pearland Pkwy and Barry Rose
Road.
Proposal
The applicant proposes to change the zoning of an approximately 26.5 acres, out of a
called 42.6 acres of land to a non-residential Planned Development (PD); Pearland
Marketplace, with an overlay zoning district of General Business (GB). Pearland
Marketplace is proposed to be developed with a mix of neighborhood service retail and
pad sites that will be anchored with a grocery store.
Background
The parent tract includes approximately 42.6 acres of land located within four (4) zoning
districts; Planned Development (PD), Office and Professional (OP), General Business
(GB) and Single Family Residential 2 (R2). The subject 26.5 acres of land is currently
located within three (3) zoning districts; OP, R2 and GB, with the majority of the
property located within the GB zoning district.
The property is currently undeveloped, including the approximately 20 acres currently
located within the PD, which was approved in 2007, and has since expired due to
inactivity. The PD allowed for uses consistent with the OP zoning district, including a
church with the exception of hotels/motels, bed and breakfast and convenience stores.
Prior to approval of the PD, the 20 acres was zoned R2 and GB and the subject 26.5
acres was zoned as it is currently zoned with most of the land being zoned GB; R2
11Pag +
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
zoning at the southeast corner of the subject property near the existing R2 zoning
district and single family residential subdivision, Banbury Cross; and OP zoning at the
intersection of Pearland Parkway and Barry Rose Road. The property was annexed
into the City of Pearland in 1960.
As of the date of this writing, staff has not received any returned notices from property
owners within 200 feet of the site.
Recommendation
Staff is in favor of the proposed Pearland Marketplace PD. However, staff recommends
that the following concerns are addressed:
• Conformance with the residential adjacency screening requirements, which
include a 25-foot buffer and a masonry screening wall or a 30-foot vegetative
buffer, where the development abuts the residential subdivision, Banbury Cross.
It is important to note that in situations where a fence exists along the property
line between a non-residential use and a residential use, the screening may be
achieved by the 30-foot vegetative screen.
• A PD requires a list of deviations from the standards in the base zoning
district(s), together with any standards in the ordinance which are to be varied for
development within the PD. The applicant listed deviations from the sign
ordinance. However, there are no deviations from the sign ordinance. However,
staff identified other deviations, included above;
• North arrow needs to be corrected.
• Page numbers within the PD document are off.
• Codification of enhancements that are mentioned throughout the PD and
illustrated in the design plan, Exhibit E (Special Paving Images) and Exhibit G
(Site Furnishings) to ensure that staff is able to implement the design standards.
• A legend should be included on the design plan to ensure that staff can
implement the standards.
• Clarification of the lighting standards is required. The PD states that the lighting
height will be a maximum of 20 feet. This section goes on to state that no pole
shall be taller than the height of the building.
• The PD references enhanced street lighting. A street lighting exhibit is required
to ensure that the standards of the PD can be implemented by staff.
21Page
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
Contingent upon the above concerns being addressed, staff recommends approval of
the Pearland Marketplace PD for the following reasons:
1. Pursuant to Section 2.2.1.4 (Criteria for Approval):
• The proposed PD does not conform to the future land use element of the
Comprehensive Plan. However, if the PD is approved, staff will include
the site in its annual amendment to the comprehensive plan.
• Most of the property included within the PD is located within the GB
zoning district, and as such would allow any use that is a permitted use
without any further approvals. The proposed PD as a zoning alternative
helps to facilitate development of this site as per the applicant's desires
while addressing the above mentioned concerns of non-conformance to
the Comprehensive Plan, residential adjacency concerns, and
incompatibility of certain uses in close proximity to single family residential
development. The applicant has restricted a number of uses which may be
perceived as incompatible with the existing single family subdivisions.
These uses include various auto-related uses, hotels/motels. See Exhibit
F of the PD for a full list of prohibited uses.
• The proposed change is in accord existing or proposed plans for providing
streets, water supply, sanitary sewers, and other public services and
utilities in the area. Residential uses are not proposed at this time for this
development, and therefore should have no impact on the public school
system
2. The proposed development will not negatively impact the existing single family
subdivisions. The residential adjacency screening requirements will be adhered
to as well as various other safeguards to ensure compatibility, such as COD
regulations.
31 Page
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
Exhibits
1. Staff Report
2. Aerial Map
3. Zoning Map
4. Future Land Use Map
5. Notification Map
6. Notification List
7. PD Document
8. Applicant Packet
41 Page
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
o‘ pt Exhibit 1
e
afirait - Staff Report
T E X A 5
Summary of Request
The subject 26.5 acres of land is part of a larger tract which includes 42.6 acres of land.
Of the approximately 42.6 acres included within the parent tract, the applicant proposes
a change in zoning for approximately 26.5 acres of land currently located within three
(3) zoning districts; OP, R2 and GB; to a non-residential PD; Pearland Marketplace.
The remaining acreage, although not included within the proposed PD, is located within
a PD which was approved in 2007; however due to inactivity, has expired. The
applicant proposes that all design standards and land uses will be in accordance with
the GB zoning district as an overlay zoning with the exception of prohibited uses listed
as Exhibit F, which may be considered inappropriate or incompatible with the existing
and surrounding single family subdivisions; Banbury Cross, to the east, Alexander
Landing to the south; and Creekside to the west. The property is also located within the
Corridor Overlay District (COD), and the applicant proposes to comply with COD
regulations, with few exceptions, as illustrated in the table on page 2.
Specifically, the applicant has indicated that the following design standards of the GB
zoning district and the COD will be adhered to, with minor exceptions:
• Lot and area requirements of the GB zoning district;
• Landscaping
• Fencing
• Parking
• Signage
• COD
ii
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
The following table lists deviations between the GB zoning district/COD regulations, and
the proposed Marketplace PD:
Standard General Business Pearland Marketplace PD
(GB)/COD
COD Building Articulation • > 50,000 sf = 3 ft./25 • No continuous
ft. fagade longer than
• < 50,000 sf = 400 feet
1 ft./10ft • Offsets no less than
3 feet
Residential Adjacency • 25-foot unobstructed • 25-foot buffer with
Screening buffer with an detention pond
opaque screening allowed within the
wall, max. 8 ft. in buffer, as well as
height; or loading/unloading
• 30-foot vegetative areas for commercial
screen, dense uses
enough to be • No screening wall is
completely opaque proposed
year round
Multi-Tenant Signage • 1 multi-tenant sign • 2 multi-tenant signs
per 600 linear feet along Pearland
(cumulative street Pkwy.
frontage for corner • 2 multi-tenant signs
lots) along Barry Rose
Rd.
• Based on a Signage
cumulative street requirements apply
frontage of to the PD, rather
approximately 2,400 than parcels
feet, 4 signs would
be allowed
**This is not a
deviation.
Discussion Items/Minor Staff Concerns
1. As part of the PD, the applicant is required to include within the PD document a
specific list of deviations from standards in the base zoning district(s), together
21 .
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
with any standards in the ordinance which are to be varied for development
within the PD. The applicant listed that the only standard proposed for deviation
is regarding multi-tenant signage. However, as proposed, signage requirements
will be met. The number of multi-tenant signs on one site is limited to 1 sign per
600 linear feet of street frontage. The cumulative street frontage shall be
calculated for corner lots. Cumulatively, the site has approximately 2,400 feet of
frontage. Four signs are allowed and 4 signs are proposed.
2. The subject property has approximately 1,300 feet of frontage on Barry Rose
Road. The applicant was asked to revise this section, as the PD indicates that
the site has 3,470 feet of frontage along Barry Rose.
3. Staff has identified the following regulations within the PD that vary from the
regulations of the GB zoning district and the COD regulations. Please see the
above table for detailed information.
• Building articulation
• Residential adjacency screening
Staff recommends that the required masonry wall is provided to
meet the residential adjacency screening requirements, and that
the loading/unloading area is removed to create an unobstructed
area. The applicant may choose a 30-foot vegetative screen in lieu
of a 25-foot vegetative screen and masonry wall. It is important to
note that this provision only applies to the area adjacent to the
existing single family subdivision; Banbury Cross, and behind the
proposed 18,000 square foot retail building. It appears that area
near the pond which abuts Banbury Cross may be 30 feet, in which
case a vegetative screen dense enough to be completely opaque
year round will be required.
4. North arrow needs to be corrected.
5. Page numbers within the PD document are off.
6. Codification of enhancements such as furniture (quantity), enhanced paving
materials (materials, width), flowering shrubs in various locations.
7. A legend should be included on the design plan to ensure that staff can
implement the standards.
8. Clarification of the lighting standards is required. The PD states that the lighting
height will be a maximum of 20 feet. This section goes on to state that no pole
31
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
shall be taller than the height of the building. The maximum building height
allowed in the GB zoning district is 45 feet.
9. The PD references enhanced street lighting. A street lighting exhibit is required
to ensure that the standards of the PD can be implemented by staff.
Conformance with the Thoroughfare Plan
The subject property has frontage on Pearland Parkway; a major thoroughfare of
sufficient width, which requires a minimum of 120 feet of right-of-way; and Barry Rose
Road; a secondary thoroughfare of sufficient width, which requires a minimum of 100
feet of right-of-way. Additionally, according to the recently approved thoroughfare plan,
Westminster Road; a minor collector will extend from the east through the subject
property, and connect to Barry Rose Road. Minor collectors require a minimum of 60
feet of right-of-way. The applicant proposes an amendment to the thoroughfare plan
and proposes the extension of Westminster Road through the site to connect to
Pearland Parkway. The design plan illustrates two (2) driveways to serve the
development along Pearland Parkway and Westminster Road connecting to Pearland
Parkway.
The proposed extension of Westminster Road generally meets the intent of the
thoroughfare plan. However, staff has concerns regarding the driveways and street
separation on Pearland Parkway which need to be addressed with a Traffic Impact
Analysis (TIA). Additional offsite improvements may be required based on the TIA and
superstreet concept for Pearland Parkway. The developer will need to utilize traffic
calming measures at the entrance of the residential subdivision on Westminster Road.
This can be in the form of a choking down the street or constructing a median that can
utilize landscaping and signage to distinguish between the residential and commercial
areas.
All improvements must meet the design criteria per the Engineering Design Criteria
Manual (EDCM). These additional improvements could cause a change in the design
plan that could potentially result in the need for an amendment to the PD.
It is also important to note that approval of the PD does not constitute approval of the
driveway locations.
Site History
The subject property is currently undeveloped, including the approximately 20 acres
currently located within the PD, which was approved in 2007. The PD allowed for uses
consistent with the OP zoning district and a church, with the exception of hotels/motels,
bed and breakfast and convenience stores. Prior to approval of the PD, the 20 acre
property was zoned R2 and GB. At the time that the PD was approved, the subject 26.5
41Page
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
acres was zoned as it is currently zoned with most of the land being zoned GB; with R2
zoning at the southeast corner of the subject property near the existing R2 zoning
district and single family residential subdivision, Banbury Cross; and OP zoning at the
inter intersection of Pearland Parkway and Barry Rose Road. The PD has expired. The
property was annexed into the City of Pearland in 1960.
The site is surrounded by residential subdivisions to the south, east and west, as well as
undeveloped land to the west, south and north. The below table identifies surrounding
uses and zoning districts:
Zoning Land Use
North Office and Professional (OP) Undeveloped
Single Family Residential 1 (R1) Cluster
South Planned Development (PD) (Expired) Undeveloped,
Single Family Residential 2 (R2) Alexander Landing
Subdivision
East Single Family Residential 2 (R2) Banbury Cross Subdivision
West General Business (GB) Undeveloped,
Single Family Residential 3 (R3) Creekside Subdivision
Conformance with the Unified Development Code
The site is currently undeveloped. As part of the Pearland Marketplace PD, the
applicant proposes to comply with the regulations of the GB zoning district, as well as
the regulations of the COD, with the exception of those listed within the PD. The
general regulations of the proposed GB zoning district follow:
Minimum Lot Area 22,500 square feet
Minimum Lot Width 150 feet
Minimum Lot Depth 125 feet
Minimum Front Yard Setback 25 feet
Minimum Side Yard Setback 10 feet, 25 feet if side
yard abuts a residential
zoning district
Minimum Rear Yard Setback 25 feet
Maximum Height 45 feet
5I
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
Conformance with the Comprehensive Plan
The future land use designation for the subject property, according to the
Comprehensive Plan is "Medium Density Residential." According to the Comprehensive
Plan, the aforementioned future land use designation is designed for less traditional
attached and detached developments, including duplexes, townhomes and patio
homes; or a mix of low and high density residential uses with an average density of 4-10
dwelling units per acre on average lot sizes of 4,000 to 6,000 square feet. Smaller lots
may be acceptable if common open space is provided and overall density is not
increased. Appropriate zoning districts for the "Medium Density Residential" future land
use designation include R3 and R4 Single Family districts.
Although the proposed development does not conform to the future land use element of
the Comprehensive Plan, if the PD is approved, staff will include the property in its
annual review and ultimate amendment of the future land use designation of the
Comprehensive Plan, to ensure that zoning districts and developments across the city
comply with the future land use element of the Comprehensive Plan.
Platting Status
The property is not platted. Platting of the site will be required prior to any development
or the issuance of building permits. A TIA is required as part of the platting process.
Availability of Utilities
According to GIS data, the subject property has access to public water and sewer via a
12-inch water line along the east side of Barry Rose Road, and a 16 inch water line
along the north side of Pearland Parkway; and a 15 and 18-inch sewer line along the
south side of Pearland Parkway. Any extensions of existing infrastructure will be
determined at the time of platting and will be the responsibility of the applicant/owner.
Impact on Existing and Future Development
The site is surrounded by residential subdivisions to the south, east and west, as well as
undeveloped land to the west, south and north. Through the PD process, the applicant
proposes to restrict various uses which may be perceived as incompatible (See Exhibit
F of the PD) with the existing neighborhoods. Due to residential adjacency screening
requirements and various other safeguards, such as enhanced landscaping, the
proposed PD will enhance the area and will be in accordance with other commercial
developments along Pearland Parkway.
61
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
Additional Comments
The Marketplace PD has been reviewed by the Development Review Committee
(DRC). There are no additional comments outside of this report.
Public Notification
Staff sent public notices, comment forms and a vicinity map to the applicant, the owner
of the property and to property owners within 200 feet of the subject property under
consideration for the zone change. Additionally, a legal notice of the public hearing was
published in the local newspaper, and a notification sign was placed on the property by
the applicant.
Opposition to or Support of Proposed Request
As of the date of this writing, staff has not received any comments either in opposition to
or in support of the proposed change in zoning request.
Recommendation
Staff is in favor of the proposed Pearland Marketplace PD. However, staff recommends
that the following concerns are addressed:
• Conformance with the residential adjacency screening requirements, which
include a 25-foot buffer and a masonry screening wall or a 30-foot vegetative
buffer, where the development abuts the residential subdivision, Banbury Cross.
It is important to note that in situations where a fence exists along the property
line between a non-residential use and a residential use, the screening may be
achieved by the 30-foot vegetative screen.
• A PD requires a list of deviations from the standards in the base zoning
district(s), together with any standards in the ordinance which are to be varied for
development within the PD. The applicant listed deviations from the sign
ordinance. However, there are no deviations from the sign ordinance. However,
staff identified other deviations, included above;
• North arrow needs to be corrected.
• Page numbers within the PD document are off.
• Codification of enhancements that are mentioned throughout the PD and
illustrated in the design plan, Exhibit E (Special Paving Images) and Exhibit G
(Site Furnishings) to ensure that staff is able to implement the design standards.
71 Page
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
• A legend should be included on the design plan to ensure that staff can
implement the standards.
• Clarification of the lighting standards is required. The PD states that the lighting
height will be a maximum of 20 feet. This section goes on to state that no pole
shall be taller than the height of the building.
• The PD references enhanced street lighting. A street lighting exhibit is required
to ensure that the standards of the PD can be implemented by staff.
Contingent upon the above concerns being addressed, staff recommends approval of
the Pearland Marketplace PD for the following reasons:
1. Pursuant to Section 2.2.1.4 (Criteria for Approval):
• The proposed PD does not conform to the future land use element of the
Comprehensive Plan. However, if the PD is approved, staff will include
the site in its annual amendment to the comprehensive plan.
• Most of the property included within the PD is located within the GB
zoning district, and as such would allow any use that is a permitted use
without any further approvals. The proposed PD as a zoning alternative
helps to facilitate development of this site as per the applicant's desires
while addressing the above mentioned concerns of non-conformance to
the Comprehensive Plan, residential adjacency concerns, and
incompatibility of certain uses in close proximity to single family residential
development. The applicant has restricted a number of uses which may be
perceived as incompatible with the existing single family subdivisions.
These uses include various auto-related uses, hotels/motels. See Exhibit
F of the PD for a full list of prohibited uses.
• The proposed change is in accord existing or proposed plans for providing
streets, water supply, sanitary sewers, and other public services and
utilities in the area. Residential uses are not proposed at this time for this
development, and therefore should have no impact on the public school
system
2. The proposed development will not negatively impact the existing single family
subdivisions. The residential adjacency screening requirements will be adhered
to as well as various other safeguards to ensure compatibility, such as COD
regulations.
Wage
RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE
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L.JA Erigirtc+ ing, 'inc. 114
Planned Development for
Pearland Marketplace
Prepared For
MiIQst,nc Prcpertens
LJ,4 Engnoerirg, Inc
July 2014
ill. iii E,,It.+�L'. �.
Pear land Marketplace
Table of Contents
o INTrioriucTioN 1
A De-Dr.fir.tion CA the. Property
B. Desc7iplion 1 Frcposed LlevelepiTrefil
C Decrahe me lama cf land in acreage.
D A stalQ-ne:ht as tc this purF.r,sit and-Intent rl rho Pr) district eslabhshed therm
II zomrio AND LAND USE 2
A. Descripton u1 the z,1nr orl,rio di1rir.15 and 1ne h7:undanes of said diotrics
F3 ()PSI:tic:lion DI the base ion:rig di-a:1-105)10 Le Liverkol
C. The gendral standards applcae1 Icipmern within the El.51:IEt
D The r,erm;r0d. conditio.nal and accessory uses ault.:xi:.eri tit diStrit.1
III (1ESIGN STANDAFIRS APPLICABLE TO THE DEVELOPMENT 4
A Firie-;:ific Diac.ign Standards
1 Building Malarls
2 I andstnpe Enhancemeras
3 1-'Lt.t.L1
4 F.;;deeva:ks
5 Parlk.rg and Voricle
B Fencing
7 CO qiit Overt:Lie rEtricl
B. Fide! In Design Flan and describe wh,r,h a.spEi..ns d plan aro precise. and whin are
gonLirsil
C. A spedlie list of devial:ar.51zam F.:a-cords 1he Lose torlig il1:s) lOgt1her ydr.19 any
standards Hie t.":7dir.010e w.nich are lo tle varied for r7p.velopilliarl ifir.hai the PD dia1ncl
CL All requ:rer-,ents et the tingled Develop-7 rnl CLido will be Met, lirAnss T.renificallv
nentropurl ri INS Planned Dry..cle:orneirl
IV REOIJIHED DEDICATIONS OF L AND OR PURI IC IMPROVEMENTS
V A F1IASNG SCIIEDULE FOR THE PROJECT 6
VI EXI 1113IT:z
A ProjeL-I.Lt tail,L1r1
B Ery ani Legal Descrphuit
I . ExifAirig Zrriiig Mar
DesIgn Plan
E Spfloal Pavro imzigt.T.5
F Uses List
C; Ex0rnp1es 01 Sae Fern ish ngs
M P.Iu:1,Tenait Sign
re:y..4n-)mar,eviace Wash:sir Prtprilict4
2
I INITFIOnUCTION
A. Desotipt loin of the Subject Property
Pea:land M4rkctplact i Iticalact at ti-e south crier rif the! ratersection pi Pear land Parkway
and Barry Rose Road The sla is a 26524 Acre property Cr...1 O1 _145 acfes bounded the
4tTleast tly the extating Banh-tiry Cross Section IV subdivis;on, bounded cn the SIrtwes1
ty- the existirg Alexaridur La;uiri, Sectici 4 Subidi':is,inn hounded on the northeast by
Pear land Parkway and banded on the r;orlhwest by Elamy Ruse Hat] Ttio Site Ia C4riently
vacant Milestone PIT;Pert.ns r.as corgractedlo lat:y and develop the site Refer to Exhibit A
P rojeot L acetic n.
B_ Description of Proposed Development,
Pal -a P,. -1-telplece will be developed as a htlx cl fieijhbcihC:ri Service reta.il and pad sites
that II tio WV:Wired w.lh a-grorery store, The site is designed to rhaxt:-..ize the separa1;011 Ol
pedestrian and vehicular circulation' allowing sale arid fiaty access to throe ser..ioes wh le
enhancrn9 the averall development. Key elemerla Et the overall site plan include
1. Vehi‘-alai access In Me site will ‘ncl.:ne two primary entry driveways located along
Peariand Parkway and two located a Drig Barry Rose Rd wIr1 allow easy %.'enicu'ar
acces-s th7..1ugh..)i..1 ru to These pr mar, driveways are an,:anterl with spool
paving. lands:apinj signage and nanumentation at I'm enl-ances.irtlerSecticinS anfi
1t?.1-111:US creatir-g poinIs of interest rit the main activ.iy nodes thrcuynctit the site
creatirg a cdhesive develr.prrerl w-1:i a walled theme CIlher weas accented with
s-pecial paying, landscaping arirVor monumentatian include the secondary. dnverray
entrances, peoestnan crossirigs and rhain Entrances In Ch.° grc:cery St:;.re Zpeciat
paving snail cl°1--sv ci Pave Slane ravers or equaL Refer to Exhibit E Epochal
Paving Images. The location and rilurtier of prof./ omeways 15 suniect in change
upon rewinw and arprowil ci e irafk rnpact er,alyras
2 The primary re:ail plaza is lozatcAd close La Pealand Parkway and will prcvdo Die
devOlOpment vvilh an aCCeSSitile niildr>fir urban public r,.pace that will be accented
with landscaping. site turnishirgs and is adjacent b an open space area Thr.* plaza
is loOated 001110 tJormeT...St end of the retail titdding prriv:rtng shade in the afternoon
malkir g it suitable location for a restaurant or cal ll:at prJvideS ouldlOor daling It is a
generous 5;:e. and MI:1 lunctii as a rruoll, use area. The opposite end of the retail
bi.j1ding includes a Ernaler plaza with access b and ',lows ul the ltatl along the
doteribon Th-3 IC=t1i)n witri P,C,-....teS3 10 the trail vvolitri also be ideal for mitclant
d;ning, rale nr a colt ee house fl-:-tar to Exhibil G Examples of 1 ,1e Foriishires
3. Feder:trans can Etz:zess the site a:J.; Pearland F'aricway and Barry Hose kd Tai the
rrim:n nc1 En:-.inr!...lry. driveway!), Accr2r,•.s is prc•,v,deri for the reighticrhond to the
Sciuri at Itie end uf Welitminstar I-Id lying tr1 wit' the pi;try retail plaza Ptiroary
rerlar,rrian ttirrtugh trip site iR Wring a 6 wide sidewalk located along one
side el the pri7-ar/ and secondary driveways The retoil building and grocery store
soso provide pedestrian Pirrulal:on and paving along their ta:.ede.
4. A C cortcrete pathway will be boated a,ang Pie edge el the delentin
arce5s arra recreatinr.al oppr iri ler thP re1ail r.entet ard the
adiacerit glincrliocd This pathway ic:11 also I e into Barry HOSE' Hd Ilia
enr.es.a road The patnway vi1 tie partied wit snade Vries a,..7Jr1 the path and
acc°Mod w.ilitenng trees
.,4=4.71.-a:.
5- While the apprcaan to the landscape design is typical ler thr-s type 01 devalmment,
he planting strategy and Ire amount Cif planting ex3eed what ts typical enhancing Via
development and r7akrng rl unique. The landr;capo sign inertias tree hned
dircveways and Wawa Creating an "avenue" skeet that is pleasant for pedosliianG
and liehictes. Dnveway errrances, key intu-Ascroonci. peclaStnan crossings end
pedestrian pa iag are aCCels:ICJ with fIcwering F.117'.1.5R and trees_ The oarkng lots are
prrnerily planted with shads trees wh:le lsh aclAily &WS are with
1=:-.rionng treas, screen the pa.rkir) areas 1:3m the man driveways a11.1
pi,n1 r s:ripe.1
6 The landscaping area will onclJr.te a combo-400n 01 shrub', and trees near lie
aelerlion tacit:iv and wirl ennahne the scrfieriing of the carter alcng the si..:1.41hEacitorn
pr3pere.y lime The detention ponds have Leon strategily localed to pravida the
mox;murn buttering 'trim the propose(' devrelopnent ta the adioinir resdcirlial area
cap vli the park like whing trails al':.ng
7. P:JpacioO 1eivar4z will inr...14rle a 120 COO square locrt anCrear gripper, la*t Icid
restaurran , natural retail lenarris and muillipro Dad Vile5 acT--112,Pd ly natunal
re41;turant4, banks, end'or star;.1 alone rota I uses. There w,11 to two Itnte Iva S les fir
fu:ure d9VSlopmen1 Ly u-ses included voirrin the PD
parking area s will be orrintitnicried of conztete Ea enhance tne qua/1y aral longevity
of the prompt and gliecitt: areas .6.41 receive pawing Iir sae enhancement
end cannectiv.ty
9 Tha prrpr:51eri landse..a.n.ng and open space shown cn the .ii3 Ix 15'0 Ell the
tutal g-i;ss artra ur the pr.-.110c1 including 1n6 crOrr.orl dr:len:ion ponds and varic:_ra
rockets of landscaping
C. Describe me area ol lend in acreage.
Pie If:10i tyii ate3 IS ZFi 524 anro; flAfert x:rot:art A -Site Location ard Exn tut B Survey
and Legal LI2scApon
D. A statement es to the purpose and intent of the P13 district established therein.
The purpose and irreal of the FD district is to the un and i:r131;?mt.10:31(in ot a
'ea' cevelopment Mat t des cped tc erithelizally c7mr.'rh--arl he ad,ocen1 resdential and
COMMeraal areas
ill. ZONING AND LAND USE
A. Describe the existing zoning districts and the boundaries 01 said districts.
There are tour existing zoning areas VW he tract cora:sting at en 011;c.e Frau j. ijI F-LI
prepared lot New Lilo LL1ura i) Cutt. A 2_ gonofal tiu,sineos ICIF1) A71cI cifIC:11•PrI1RSSIC.rlai
I C_IP: flefer to Exhibit C -Ex.31 ng Zoning Map
f3, Describe the base toning distrie1111 to be overlaid
The FD i :oppsed to be based upon oeneral bus:ness zcning district (GB)
C. The general standards applicable ID development within the district
;he 7.-:r,rn district iF4 lor.eted on Pearland Parkway. a designated corrdor
with.n the Condor O.ciLy Distr;,-1 The Cardor 04u-fay ls Orly tract leC.atel
along spic.:1,ed mar.r rhnrou9hlares in Pearland The pfn;ert ccmpFes with the GB and the
COD districts The GOD ts discurscied further rn Sal;;, Ill 01 tlris docurnenl. Other at:poels
PrAr.:ind Mar1/41.7V303 ititars-rna Pr:triPrlicrN
al the miner such as the parking signage, i gtltrng, etc are cliricus,Fed further in Septirn III
ul trrLs deCument
The mana orner1 of the project will be overseen by a prole icrrrat coMMEirci:3I rrrperty
manager v:t?1 ertpesrt;.e 1+1 rnainicnante and cant:inurty at the common areas. The
phasing plan is discussed lurther in Se•±±n V c1 tf;:s doclortorI
Standards within Zoning District Table
GB
I
1.:-.1";!::::1y F,1,:.^.r,
I 'r A ,ry:a IPA i y c1,j:}cn rt
I ^ir I ,i=7th (lain I
I "d I , ,,n. ;r✓ I trd
P71! -I n3!-fr,g1-1 asy
t':in;tick
c�t= Sett act,
1 i (1. 25' it abuts
rep:i.7��nl:al
llcar Setback fir;
1_ Provide the percentage of use in each toning classification.
Thy land i. e: in the cvit'alt prnje:t i$ 160%ccmrne._1a 'r_tail'delantivrt and will tie in
accordance will the Iu';i1 Lacs kermtt4d m G 7cie, ex_:ep! for prahibled uses
listed below, Theo i3 no parkland dedical;jn requi-orne:rt, and there are +'io public
slreeis is: tr d irtlor/lolly to do pri jec1
2. Prohibited Uses
Cu-re-illj, the GB tine ;vas I.:t several rrses 1ho1 a e not s;t:rreti tar a ret.3il
development. Exhibit F r; n ` r of all the prai,ib1 o uses that r i`,orwISa aia aliCANt J
in Cho t,O Zane
D the permitted. conditional and accessory uses aulhorited in the district, the
location ol such uses. the residential densities or other measurements of development
intensity associated with base districts or phases ol the development in conformance
With the approved Design Plan.
f"L' I�li7�t! rYil Hr''i: �1CQ I. a prttpo ed tolaiI,thmrlor.tal ('•ri i i 1 ;rrii 01 till 'Irv:, the tPrants
have not been selected A detention pond is proposed to retain stu7rn .uatar for this situ us
r!•::It_lied h/ Dr cci:Y Ctrl-nave District 4 aid Ind CIty ol Pear-aryl
Ill DES1GH STANDARDS APPLICABLE TO THE DEVELOPMENT
A_ Design Standards Specific design standards, including signage, building height,
landscaping. lensing, parking. etc , that ace applicable to This development are the
standards set forth lot the GS zoning district which ars listed to Chapter 2, Article 4,
Division 4, Section 4 of the UDC end the design standards for the Corridor Overlay
District, as tied in Chapter 2, Article 4, Division 5, Section 1 of the UDC. Pieter to
Exhibit I -Design Plan.
r.1
1 Building Materials
The project cc:rip:es with the current UDC standards Beyond rnininiu7n slaildaros,
bJs withm this p7Oi act will be reQuited to inR.1. twO types dt matenals for each
E,tnre front and multi-tenant pad site, a 1.1- al or concrete masonry Loi
Eaun building will include a perdentage of stone nik material This r-.1n,rno-m is
• of the nn-transparency area ot the buid ni; In adItion to irlE types ot
arctiitactural enhanz-ierherlS, 3:JC1-1 a:3 Irwitrs, pilasters, and canopies wilt
be incLded on each building. Other arc:- ilecturai eriltunceenents shall tie
vi,.:wed and apprcl,,ed by City Peartand Planning and Zon nn depart-lent durina
permit FE
2. Landscape Enhanoements:
'Alt; le the approach tu tt:e landscape deSigh is typical for th_s, type of development,
the p4-triing strategy end the amourt of planting exceed wha.1 ts typical entiarloing If
deveIGPrrent and Making i 'ruquc 1 he lant.,:cape design includes tree I:ned
driveways and sidewalks creaorg an 'a.venua- eile. 1. Dial is pleasant for pedestrians
aid vehicles blivewey entre:ICES, key interSf:iotirini p. lesfrian crossings and
pedestrian plaziaa are accented win llowermg sl-rubs and trees. The parking Iota are
printirily planted w111 shade trcas white high actroly are accented with
flowering trees .F.`,h rubs szreen the parking areas from the main driveways and 1110
public strecl
3, Plaza
The primary retail plaza is locate.(1 clo to Feartand Pathway and will provide the-
develcurrient with an accessible outdoor urban uuLlic space Irsul will Le accerti-A
• larftscaping, site turrmhiners and is adjacent to an open space area 'The plaza
IS located in the Northeast and ci the retail building praviding blade in the allernftnn
raking s.:itabla location tor a restaurant or cafe that provides atJ.tticoi dining It is a
euttuiz.',Js size and will lurid 3$ fTWIZI-thaa 0703 The eppo‘Jito end cil the retail
building includes a smaller Faze with access to and views ol the trail along the
detention basin This ymth access to the trail a:so to ideal for OLASICar
dir.ing, cafe or a ccliee hacse Reler to Exhibit D- Design Plan
4. Sidewalks
1 lie tsi,.1ualk lord along Peartand Par complies with Pia width aid mate:0
s.-tand=ris stated in the current UDC 2 1 5C Primary pedestn.an trituration
11-rough the bite is along a 6'wide Sidewalk tocated along uie se ur tue pornaly anti
E ecr rIrr.,ewa.ri The retail loAilding and grocery store also pnavIde pedestrian
Liic.u:atioli and paving along Elicit la;uda. A 6' wide concrete pathway will be toCated
along the edge of the de.tenticnn taas n providirg addi:ional access and recraauctial
cippCitunitiel tor the retail center and the adiaccnt neighbortiood nut; pathway will
EA° tie trite Barry Floe fl-I along the acCe-sai road flotel ['Iran
)1.snneral IWatiDn and pmoosed aignment at sidewalks.
5, Perking. Vehicular Circulation, and Lighting
1 he rninct ci7.7rnp:os each the UCJ . This se,stii-in elsc, inztludes standardS
Iul1ii l ir..41 parking tot and sidewalks The lighting height wit be a cohesive Wan
win a maximum of 20 tort height afnund. However., no lip pole vtill be taller than
the Uuihujir it LerIOS. Haler la Extlibit 0 Uesign Pan for general laybu! of the
ra-king hi and the. vehicle irc,Jiiion plan
6. Fencing
The trails 11.; inis southeast and z.;uthreest are cu7arry zoned residential, which
requires masonry fending or a 2L' lanminape hiffer, The reqiirel 25 Mater win be
Pectriard Klurke.;:torm 0411Fitknr*F3r7VIert,ai
4
maintained, will me exception that the detertion ponds will be eitcwort w.tran the
liandsciapil butlers
T Corridor Overlay District
The project complies with the current UDC standards lur the COD, Thine slandams
spry becaute 'ha project abuts readrind rnrkway Inctudect within these standards
age requ rernents fiat building a7tcutaticn and bu.idnig rrtatogiel. increased buitding
Iwo and landSrrape enhanr:egnents elnrg the shee't and the increased
star dards along any pa:king areas.
B. Beier to Design Plan and describe which aspects cif plan ere precise end which are
general.
The Des'gn Plan in this document is included fur the sole pu7tpos,e ci Ostablishirg grirvifat
dusign to the baSic cl%Ciraeter prod physical relationshps ci the renued uses
er.c1 lacildies. The ideas ai-d plans represent the intent of the de....eloper and vie eiiniky and
i.*.liaractor el the dovolopment. AdIiis!ments m the Design Flan that do not iriroduca
remcve new public lacildies. do not deviate from tree ;Joslyn Plan and otherwise comply with
i'i Inteni ii ire iirahnos rrieuirrinlerits within trir+ Pearland P etptace FD and dim City
ordinances arid re:v.11111,43ns in Ellect at Vie 1,mo th3 document s ark-spied shall not ;require
stiparate or additional approvals trbm City Council or the Ptann:ng 8 Zoning GorrimiSSiCin fl
is essential to the ELJGCC::45 c.ul 11.e Ntartretptac PI) ri meinroin flexibeirty in the she
plan prmess in cider to respond to eve' changing market ccrittitoris and rot-ail dornand
Listed below a-e Crlepi to funnel-dcl in iu tlu x biit wilFi reSP-Oct to the Master plan
• The location ri the oper space may shin within the protect lo sPocifiC
charge in the dirliOnSieftS Of bulldogs. pathir,g end Nil ghee szi tang as the basic
nIncept end intent ci the Master an rerna.ins
• In general, it is the intent that the yanations and &foe% L13 constructed as trir.,iwn iii
tle;se exkoits. In no case shall there be a con1inucus laulde liner than 400 feet ol the
cctlective building anal each offset shall be ro less than a minimum ci 3 lett.
• The lacaton of buildings ircludirg pad sic* may slIitt or Lt i arlered in 51ze rd
nmension. Ruch charges may he made without sepatate cr twiner approvals trim the
Gity Council or the Plarinirg arid Zon rig Comniiis,r,,rn so long as the r7iovements and
char-ges are less than 10 tc et or 1 in size
C. A specific list of deviations horn slandards m the base zoning districtis), togethei
with any standards hi the ordinance which are to be varied for development wilhin the
PD district_
ThenilOrt Of the rif`CPCSOCI Plan is ri comply with the standards of ma Ca zoninil r1.51-,-.1 for
the entire protect y.in the exception ci those items listed below
1 Signage
Section 4 2 5 4 {t.;;:21 placcs a maximum •-..1 two multi usermuli- 1enar.1 signs per
sleet r7.ariage separated by a minimum ci €03 an integrated business
developrnort The frontage the project possesses alung Pair`And Pathway is +11O1
leet. TI:e prr rcl ap_proximetely 3.470 feet e..arti Barry nose Ftc.ad Due to the
six ol the p.r;:;perly and the number of tenants p-oposod lor this development, an
ark-Mir:nal multi-ionant sign. fpr & Vital 0{ sighs, ta required to accommodate
sgriare for of ci the tenant', lw ci the rnuKi tenant isignS will acc....frirti;)date the
tenants in the rear of the przperry along Dairy nose, while the last two muni-lehanl
100S:tire P,r1:117rtFts
5
Signs will 0:71.."--•,-.1mrnedale the, nuI1ipl tenarrts in The building sites adiacent Ir. Pe-at-land
Parkway Each build ng sila will h:fd applcximaldy ItireR to tsue tenant's. All signs
conszVart ri r.s:erial and sty"E. The mutti-user,Thultilenant signS will Cr.:milly
vinh 'maximum holgtit and minir..urn aiva as staled in the ci merit UDC. We request
that Eignale requirements apply to the PD rather than le the parl 1 !aril within
the PU that may till under sepa:ato ovanorshczi Reler In Exhibit - D Design Flan, for
sign loc ai rs ard call-outs o
D All requirements of the Unified Development Code will be mel, except Mose
spetilicalty rtitriloned above in Section III C of this Planned Development_
IV. REQUIRED DEDICATIONS. OF LAND OR PUBLIC IMPROVEMENTS
re:Jr:and Marketplace *3 3:117 y cc mmercial and dues not require dedicallun of land fur parkland
r pubIN 10 ary I.:Jai:IA.3r, unless 1"eqpiled hy th5 City
V. PHASING SCHEDULE FOR THE PROJECT
The prnierl dr.idel into tripe. phanes Tro development of Yoe Grocer Ar:-..-hicr building, pa rkr-,-.14
lot and Wei station are Pl.ase I FliaSu II will Car1SIGI cP eel:ch.:or p,n1 nf ir. trip rpjail center
Phase Ill will con-s; 1 o1 the meveir.pmeri Et the pad si1e_s
ett.-Iuml Multeli:IaLe3 Prscinta.
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April 18, 2014
Exhibit B
Job No. 1727-7002
DESCRIPTION OF
26.524 ACRES
PROPOSED ZONE BOUNDARY
Being 26.524 acres of land located in the Thomas J. Green Survey, Abstract No. 198,
Brazoria County, Texas, more particularly being a portion of the residue of that certain called
140.6899 acre tract conveyed to Martha Alexander Crouch by instrument of record in Volume
1595, Page 422 of the Deed Records of said Brazoria County (B.C.D.R.) and a portion of the
residue of that certain called 172.0566 acre tract conveyed to Robert L. Alexander by instrument
of record in Volume 1725, Page 193 (B.C.D.R.), said 26.524 acres being more particularly
described by metes and bounds as follows (all bearings referenced to the Texas Coordinate
System, South Central Zone, NAD 83, 2001 adjustment);
BEGINNING at a 5/8-inch iron rod with cap stamped "LJA ENG" previously set for the
northwest corner of Banbury Cross Section IV, a subdivision of record in Volume 19, Page 487-
488 of the Plat Records of said Brazoria County (B.C.P.R.), being the north corner of Block 11,
Lot 13 of said Banbury Cross Section IV, being in an easterly line of the residue of said
172.0566 acre tract, from which a found 5/8-inch iron rod bears South 46- 29' 44 West, 4.90
feet;
Thence, South 41° 43 28" West, along said easterly line and the northwesterly line of
said Banbury Cross Section IV, 604.43 feet to a 5/8-inch iron rod found for the most northerly
common corner of Lot 4 and Lot 5, Block 11 of said Banbury Cross Section IV;
Thence, North 47° 01' 13" West, departing said easterly line acres and the northwesterly
line of said Banbury Cross Section IV, 768.74 feet to 5/8-inch iron rod with cap stamped "RPLS
1718", found on the south line of that certain called 3.644 acre tract (Parcel 3) conveyed to City
of Pearland by instrument of record under Document Number 20050118363 of the Official
Records of said Brazoria County, B.C.O.R.;
Thence, North 41° 40' 30" East, along the south line of said 3.644 acres, the south line
of that certain called 4.137 acres tract (Parcel 5) conveyed to City of Pearland by instrument of
record under File Number 04-003782, B.C.O.R. and the south line of that certain called 0.149
Page 1 of 3
I'Proidskl SURVEY\1727170021M&B126 524AC Zone Bndy doc
26.524 acre April 18, 2014
Job No. 1727-7002
acre tract (Tract 1) conveyed to City of Pearland by instrument of record under File Number 01-
032032, B.C.O.R., 1,262.37 feet to a 5/8-inch iron rod with cap stamped "LJA ENG", previously
set for corner, same being an angle point on the south line of said 0.419 acre tract;
Thence, South 86° 04' 59" East, along the south line of said 0.419 acre tract, 43.93 feet
to a point for corner on the south line of that certain called 2.739 acres tract conveyed to City of
Pearland, by instrument of record in File Number 98-054852, B.C.O.R. and a point on the south
right-of-way line of Pearland Parkway (130 feet wide), from which a 5/8-inch iron rod with cap
stamped "Wilson" bears North 75° 20' 20" East, 0.47 feet;
Thence, along the south line of said 2.739 acres, the westerly line of that certain called
1.164 acre tract conveyed to City of Pearland, by instrument of record under File Number 98-
054881, B.C.O.R. and Pearland Parkway the following two (3) courses;
1. South 48° 23' 21" East, 367.45 feet to a 5/8-inch iron rod with cap
stamped"LJA ENG", previously set for corner, the beginning of a curve;
2. 532.98 feet along the arc of a tangent curve to the right, having a radius
of 1805.00 feet, a central angle of 16° 55' 06", and a chord which bears
South 39° 55' 48" East, 531.05 feet to a 5/8-inch Iron rod with cap
stamped "LJA ENG", previously set for corner;
3. South 31° 28' 15" East, 208.12 feet to a 5/8-inch iron rod with cap
stamped "LJA ENG", previously set for the northwest corner of that
certain called 0.299 acre tract conveyed to City of Pearland, by
instrument of record under File Number 99-013566, B.C.O.R. and being
on a northerly line of a called 100 feet wide Drainage Easement conveyed
to Brazoria County Drainage District Number Four (4) by instruments of
record in Volume 1736, Page 884, B.C.D.R. and in Volume 1760, Page
655, B.C.D.R.;
Page 2 of 3
L:\Projdskl\SURVEY\172717002\M&B\26_524AC Zone Bndy.doc
26.524 acre April 18, 2014
Job No. 1727-7002
Thence, South 56° 00' 19" West, departing the south line of said Pearland Parkway and
the south line of said 1.164 acre tract, along a northerly line of said 100 feet wide Drainage
Easement, 359.97 feet to a 5/8-inch iron rod with cap stamped "LJA ENG", previously set for
corner;
Thence, South 18° 03' 06" East, along a westerly line of said 100 feet wide Drainage
Easement, 30.04 feet to the northeast corner of aforementioned Banbury Cross Section IV, and
being the northeast corner of Block 8, Lot 86 of said Banbury Cross Section IV, from which a
found 5/8-inch iron rod, bears North 20° 47' 07"West, 0.60 feet;
Thence North 82° 38' 01" West, along the northeasterly line of said Banbury Cross
Section IV, 356.54 feet to the POINT OF BEGINNING and containing 26.524 acres of land.
4FT,. .
tr
%9 5673 `V `p1 LJA Engineering, Inc.
oec. P
Page 3 of 3
I:1Proldskl\SURVEY\1 7 2 717 0021M&8126 524AC.Zone Bndy.doc
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EXHIBIT E
SPECIAL PAVING IMAGES
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EXHIBIT F
PROHIBITED USES LIST
Agriculture (Field or crop)
Agriculture Animal Husbandry
Farm (Ranch or Livestock)
Feed& grain store supply(C)
Boarding or Rooming House
Farm Accessory Building
Guest, caretaker or security quarters (C)
Off street parking incidental to residential main use
Social & Recreational building (homeowners association, neighborhood recreation center
Country Club, private or public golf course
Fairgrounds, Rodeo grounds (C)
Swimming pool private (Resident Use Only)
Tennis or swim club (Private,for Profit)
Tennis Court(private/lighted)(C)
Auto uses
All terrain vehicles (go-carts&motor cycles) dealer/sales
Auto glass repair/tinting (C)
Auto interior shop/upholstery(C)
Auto Parts Sales with outside storage or Display (C)
Auto Parts Sales (Indoors Only; with repair bays) (C)
Auto Rental (C)
Auto repair minor (C)
Auto sales/dealer (new—in building, auto servicing and used auto sales as accessory uses only)
Combined auto lease
Auto wash (full service, detail shop)
Commercial transit terminal
Parking lot or garage for passenger cars and trucks of less than one ton capacity
Office uses
Credit agency
Office, parole-probation, bail bonds
Office/Clinic Veterinarian (Animal Hospital with Outside Pens)
Telemarketing agency(C)
Ambulance service(C)
Bed & breakfast inn
Check Cashing Service
Extended stay motel/hotel
Funeral Home(including crematorium(C)
Laundromat (self service laundry)
Rehabilitation care facility(halfway house)
Rehabilitation care institution (commercial)
Astrology, hypnotists or psychic arts
Bakery(wholesale)
Convenience Store(without gasoline)
Garage and/or yard sales (C)
General Retail Store, other than listed
Market—Open Air (Flea Market)(C)
Medical Appliances & Sales
Piano and Musical Instruments (retail only)
Institutional and government uses
Adult day care (business)
Assisted living facility
Auction house
Child day care (business)
Child Day Nursery
Church, temple, or place of worship
Civic center(municipal)
Civic club
Convent or monastery
Day camp (for children)
Fraternal Organization
Fraternity or sorority house
Governmental building or use
Home of alcoholic, narcotic or psychiatric patients (C)
Hospital (for profit or not for profit)
Institution of religious, education, or philanthropic nature
Library, public or museum (indoor)
Mortuary/cemetery
Municipal public administration offices
Nursing/Convalescent Home (Skilled Nursing facility)
School—elementary,junior or high school
School—other than public or parochial
Sheltered care facility(C)
Studio or radio and or television (no towers)
Utility and Related Uses
Cellular Communications Tower/PCS (C)
Electric Substation (C)
Franchised Private Utility(other than those listed)(C)
Gas Transmission & Metering Station (C)
Radio or Television or Microwave Towers (C)
Radio or Television Transmission Station (C)
Satellite Dish (Private, greater than 4' diameter)
Telephone Exchange Switching relay&Transmitting Equipment(C)
Commercial and related uses
Cabinet business
Cannery Wholesale (C)
Dance hall or night club (C)
Drive in theater(C)
Exterminator service/company(no outdoor sales or storage)(C)
Heating and air conditioning sales/service (C)
Mini warehouse/self storage(C)
Moving and storage company(C)
News printing/book binding (C)
Outside Storage (C)
Industrial uses
Airport and helipad landing field (C)
Animal-processing(C)
Asphalt batching plant (C)
Asphalt/concrete batching plant(C)
Commercial extraction of soil, sand or gravel (C)
Petroleum or petroleum product extraction (C)
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