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Ord. 2000M-0142 2016-02-22 Ordinance No. 2000M-142 An ordinance of the City Council of the City of Pearland, Texas, amending Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for the purpose of changing the classification of certain property being a 11.759 acres of land, out of Section 16, H.T. & B.R.R., Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et. ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957 (generally located on the southeast corner of Magnolia Road and Manvel Road (FM 1128), Pearland, TX), Zone Change Application No. 2015-15Z, a request by Kent Marsh, Marsh Darcy Partners, applicant; on behalf Marilyn Bullard, owner; for approval of a change in zoning from the Single Family Residential-1 (R-1) zoning district, to a Planned Development known as Midtown at Magnolia; on approximately 11.759 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, Kent Marsh, Marsh Darcy Partners, applicant; on behalf of Marilyn Bullard, owner; is requesting approval of a change in zoning to for approval of a change in zoning from Single Family Residential-1 (R-1) zoning district to Planned Development known as Midtown at Magnolia: on approximately 11.749 acres of land: said property being legally described in the legal description attached hereto and made a part hereof for all purposes as Exhibit "A," and more graphically depicted in the vicinity map attached hereto and made a part hereof for all purposes as Exhibit B," and WHEREAS, on the 4th day of January, 2016, a Joint Public Hearing was held 0 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, Kent Marsh, Marsh Darcy Partners, applicant, on behalf of Marilyn Bullard, requested an approval of a change in zoning to for approval of a change in zoning from Single Family Residential-1 (R-1) zoning district to Planned Development known as Midtown at Magnolia; on approximately 11.749 acres of land said recommendation attached hereto and made a part hereof for all purposes as Exhibit "D"; said PD attached hereto as Exhibit E; 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 4th day of December 2016: 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 Kent Marsh. Marsh Darcy Partners, applicant; for approval of a change the zoning from a residential use. specifically for low density detached single- family dwelling units, to a Planned Development (PD) known as Midtown at Magnolia on the which allows for Office and Professional and Townhome uses: of an approximately 11.749 acre of land, presented which, in the judgment of the City Council. would justify the approval of said application: now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: Section I. The following described property located within the corporate City Limits of the City of Pearland, Texas, and presently classified as Single-Family Residential -1 (R-1). is hereby granted a change in zoning to a Planned Development (PD) known as Midtown at Magnolia, 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 Page 2 of 11 Ord. No 2000M-142 LEGAL DESCRIPTION: being a 11.759 acres of land, out of Section 16, H.T. & B.R.R., Abstract No. 546, Pearland,Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et. ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957 GENERAL LOCATION: southeast corner of Magnolia Road and Manvel Road (FM 1128), 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. 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. Page 3 of 11 Ord. No 2000M-142 Section VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Zoning District Map of the City, pursuant to the provisions of Section 2.3.2.2 of Ordinance No. 2000-M and consistent with the approval herein granted for the reclassification of the herein above described property Section VII. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED. APPROVED, and ADOPTED on First Reading this 8th day of February, 2016. TOM REID MAYOR ATTEST: fUNG M _ : Y S' ETARY .... PASSED, APPROVED, and ADOPTED on Second and Final Reading this 22th day of February, 2016. c ,ry�J TOM REID MAYOR I Page 4 of 11 Ord. No 2000M-142 I ATTEST: 0 NG '• �°' • T' M'1 �v-. %\ ;�_ Y SE( 'ETARY APPROVED AS TO FORM: DARRIN M. COK R CITY ATTORNEY Page 5 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 Exhibit "A" Exhibit A Legal Description All that certain 11.759 acres of land out of Section 16, H.T. & B.R.R., Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et. ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957. Page 6 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 Exhibit "B" Exhibit B Vicinity Map i )316 6906 Era D.0 j _ r ci ' t AERIAL MAP at Magnolia Southeast Corner of Magnolia and Mam:el . 5 Site KINCAID RD o` _ v O C1 16q• 'f 1 % •�. _ 1 • 1 Tr:product s:for:elarma:nea1 p up<sr anf Z a1 itre fir; I c m ec l.rr br�apr rd v kr obrtr be doe:ed �e <es a r.:le oxn e laa••M a ar #r onpM r • �T ~•- f'4EA ' 1 nch=386 feet } PLAX)!8££.4l) Page 7 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 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 ZCA No. 2015-15Z a true copy of which is hereto annexed was published in said newspapers in its issue(s) of December 17, 2015. if die 1 /Publisher's Representative ' Sworn to subscribed before m this 23/d day of Q.C_com Got' , 2015. Notary blic My commission expires on /— LUCILLE GUERRA Notary Public, State of Texas '-+FO�.E;�°,: MY Commission Expires ' ,, 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:2015-15Z Notice is hereby given that on January 4,2016, 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 Cham- bers of City Hall, located at 3519 Liberty Drive, Pearland, Texas, at the request of Kent Marsh, Marsh Darcy Partners, - applicant; on behalf Marilyn Bullard, owner; for approval of a - change in zoning from the Single Family Residential-1 (R-1) zoning district,to a Planned Development known as Midtown @ Magnolia;on approximately 11.759 acres of land,to wit: All that certain 11.759 acres out of Section 16, H.T. &B.R.R., Abstract No.546,Pearland,Brazoria County,Texas and being a portion of that certain tract described in a deed dated 04- 11-2002 from Edwin Hunter Harris, et. ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No.02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Har- ris,Sr.to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No.97-044957. General Location: Southeast corner of Magnolia Road and Manvel Road(FM 1128),Pearland,TX. At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. For addi- tional information, please contact the Planning Department at 281-652-1765. an Clowes Senior 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: 2015-15Z Notice is hereby given that on January 4.2016, at 6:30 p.m.. the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria. Hams and Fort Bend Counties. Texas.will conduct a joint public hearing in the Council Cham- bers of City Hall. located at 3519 Liberty Drive. Pearland. Texas, at the request of Kent Marsh. Marsh Darcy Partners, applicant: on behalf Marilyn Bullard. owner. for approval of a change in zoning from the Single Family Residential-1 (R-1) zoning district, to a Planned Development known as Midtown C� Magnolia: on approximately 11159 acres of land,to wit: All that certain 11.759 acres out of Section 16. H.T. &B.R.R.. Abstract No. 546.Pearland. Brazoria County.Texas and being a portion of that certain tract described in a deed dated 04- 11-2002 from Edwin Hunter Harris. et ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Har- ris,Sr.to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No.97-044957. General Location: Southeast corner of Magnolia Road and Manvel Road (FM 1128). Pearland. TX. At said hearing. all interested parties shall have the right and opportunity to appear and be heard on the subject For addi- tional information. please contact the Planning Department at 281-652-1765. Ian Clowes Senior Planner Page 8 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 Exhibit "D" Exhibit D Planning and Zoning Commission Recommendation Letter .., ; . ,, ^ 1, \ 1 wr j fr'. �. l Plannin g Zoning& Commission January 7. 2016 Honorable Mayor and City Council Members 3519 Liberty Drive Pearland. TX 77581 Re: Recommendation on Zone Change Application No. 2015-15Z, zone change to Midtown at Magnolia Planned Development (PD) Honorable Mayor and City Council Members: At their meeting on January 4. 2016, the Planning and Zoning Commission considered the following: A request by Kent Marsh, Marsh Darcy Partners, applicant; on behalf Marilyn Bullard, owner; for approval of a change in zoning from the Single Family Residential-1 (R-1) zoning district. to a Planned Development known as Midtown at Magnolia: on approximately 11.759 acres of land, to wit: Legal Description: All that certain 11.759 acres out of Section 16, H.T. & B.R.R.. Abstract No. 546.. Pearland. Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et.ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris. Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957. 0 General Location: Southeast corner of Magnolia Road and Manvel Road (FM 1128), Pearland, TX. Page 9 of 11 Ord. No 2000M-142 al Commissioner David Selsky made a motion to recommend approve Zone Change Application No. 2015-15Z and Commissioner Ginger McFadden seconded the motion. The motion passed 6-0, with Acting Chair Tunstall, and Commissioners Starr, Selsky. McFadden, Duncan and Isenberg voting to approve. Sincerely, .3.14,a.tk if._L3etz-cle Frankie Legaux City Planner On behalf of the Planning and Zoning Commission Page 10 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 Exhibit "E" Exhibit E Midtown at Magnolia Planned Development See Following Pages Page 11 of 11 Ord. No 2000M-142 Ordinance No. 2000M-142 Exhibit "E ' Midtown at Magnolia 11 .76 Acres Magnolia Road @ FM 1128 0111N,4_ -,..,- . i 4. >Ak -,coir January 5, 2016 1 0 Midtown at Magnolia Planned Development 11.759 Acres— Magnolia Road @ FM 1128 I Introduction The proposed Midtown at Magnolia development located on 11.76 acres at the southeast corner of Magnolia Road and FM 1128 is ideally situated to set a unique, positive tone for new development in the midtown area of southern Pearland. This PD will set out use restrictions and design guidelines intended to further the goals of the Comprehensive Plan and result in a superior development that could not be achieved through the conventional zoning classifications. A. Description of the Property The property is currently undeveloped and vacant. The tract is bounded on the west by FM 1128(also known as Manvel Road),on the north by Magnolia Road, on the south by Mary's Creek,and on the east by a City regional detention pond. B. Description of Proposed Development The proposed project consists of a three separate, but interrelated parcels as shown on Exhibit 2. Tract 1 is approximately 2.385 acres proposed Office Professional uses;Tract 2 is approximately 2.529 acre proposed for future Office Professional development;Tract 3 is approximately 6.845 acres proposed for future townhome uses. All three tracts are included in this PD and subject to its terms. See Exhibit 3 for the proposed site plan. C. Description of the Land The land consists of 11.759 acres as shown in Exhibit 10. D. Purpose The location of this property is unique for three reasons. First, it is one of three undeveloped corners created by the relatively recent construction of Magnolia Road providing the opportunity to anchor and set the tone for future development at this intersection. Second, it is directly adjacent to a large City of Pearland regional storm water detention facility that has been constructed with a natural wetlands appearance. Third, it is adjacent to a major City of Pearland hike and bike trail along Magnolia Road. The proposed development plan intentionally integrates the existing trail and adjacent detention/wetlands with pedestrian access points as shown on Exhibit 6, creating an iconic image for this important corner. A unique theme will be developed as an architectural place maker style that will identify this project with a higher-quality design. The purpose of this PD is to ensure that development on this corner is of a superior quality that could not be achieved through conventional zoning classifications and which will capitalize on and enhance the unique features of its location. 1 E. Comprehensive Plan Conformance The Comprehensive Plan and the Future Land Use Plan denote this location as a "major node". A mixed use retail/service and townhome development is fully consistent with the concept of a major node. The requirements specified in this PD in lieu of traditional zoning classifications will provide further assurance of compliance with the Comprehensive Plan. F. Applicability To be eligible for a PD a property must meet only one or more of the eight criteria established in UDC Section 2.2.2.1 (b). The tract meets six of the possible eight requirements as described below and is,therefore,a qualified candidate for PD zoning: 1. The land is adjacent to the large-lot West Lea subdivision,a well-established acreage community. 2. The land is adjacent to an ecologically enhanced City of Pearland regional storm water detention pond constructed with a natural wetlands appearance. 3. The land is proposed as a mixed use residential/retail development requiring flexible design standards and obligations. 4. Not applicable—the land is not within the Old Town Site. 5. The land will serve as a transition between the"major node" anticipated for the Magnolia/FM 1128 corner and the West Lea single family residential subdivision 6. Not applicable—the site is not proposed as a major office, retail, commercial, or industrial employment center. 7. The land is located at a major intersection created by the relatively recent construction of Magnolia Road;therefore character, size,and location of the tract are such that it is in the community's best interests to encourage the high quality development that will be consistent with the City's goals for Magnolia Road and its related hike/bike trail. 8. The land is unusually configured in that it is bound on two sides by parcels from which vehicular access is impossible(Mary's Creek and regional storm water detention facility)and thus has limited vehicular access points. Additionally,the 11.76-acre size exceeds the minimum three acres required for mixed use planned developments. 2 II Zoning and Land Use A. Existing Zoning The property is currently zoned R-1 as shown on Exhibit 1. B. Proposed Base Zoning Districts The proposed base zoning districts are Office Professional (OP)and Townhouse(TH)as shown in Table 1 and Exhibit 2. The Design Plan is shown in Exhibit 3. Table 1 Base Zoning Districts Tract Base Zoning District Acreage 1 OP 2.385 2 OP 2.529 3 TH 6.845 Total 11.759 The lot line between Tract 2 and 3 may be adjusted from the location shown in this PD by up to 50 feet in either direction and the resulting allowed change in tract acreage to accommodate efficient townhome lot layout. C. Standards and Land Use Summary Land uses within the tract will conform to the underlying OP and TH categories. However, if the townhomes are constructed facing a common open space(not fronting on a traditional street) with rear-loaded garages with a common alley serving units on both sides of the alley,then the "Alternate Standard" in Table 2 will apply. The TH open space and park dedication requirements will conform to the UDC, unless superseded by the separate development agreement described in Section III.C.4 of this PD. Table 2 TH Variations applicable to rear-loaded garage products Parameter Standard Alternate Standard TH Lot Width 30 feet 25 feet TH Lot Size 3000 square feet 2,500 square feet TH Front Setback 20 feet 0 feet TH Rear Setback 10 feet 12.5 feet 1. Land Use Summary The land use summary for the tract is shown in Table 3 below: I 3 Table 3 Land Use Summary Table Use Acres %of Total Zoning District Townhome 6.845 58% TH Office Professional 4.914 42% OP Parkland to be dedicated to the City 0 0% NA Common open spaces/trails/recreation to be 0 0% TH maintained by the HOA(1) Detention (2) 0 0% NA Thoroughfares/ROW 0 0% NA Internal streets/vehicular circulation 0 0% NA Total 11.759 100% (1)All or a portion of the required TH open space requirement and parkland dedication or fee requirement may be met by offsite improvements as described in Section III.C.2 of this PD. (2)Detention is proposed to be provided in the adjacent regional detention facility as detailed elsewhere in this PD. The breakdown of open space and landscape reserves is shown on Exhibit 9 and below in Table 4. "Open space" consists of the park area within the TH tract and other qualifying areas. "Landscape reserves" includes setbacks along roadway and other areas. There are no planned public park dedications within the development. Table 4 Open Space, Park Dedication,and Landscape Reserves Zone Acres %of Total Open Space(1) 1.52 22.2% Landscape Reserves 1.28 10.9% Park Dedication 0 0% (1)Percentage based on TH 6.845 acres. 2. Residential Density Table 5 illustrates the densities based on the projected maximum of 60TH units. The density calculations are based on the following definitions from the UDC: Density, Net:The number of dwelling units per net acre. Net density calculations are made using net acreage,exclusive of thoroughfare rights-of-way and retention/detention areas,and public or private streets that are platted or are to be platted as part of the development of the property, but inclusive of open space, recreational areas,or parks. Density,Gross Residential:The number of dwelling units per gross acre used for residential use. All density calculations shall be made using gross acreage dedicated for residential use,exclusive of easements and thoroughfare rights-of-way,and inclusive of retention/detention areas,public or private streets that are platted or will be platted as part of the development of the property, open space, recreational areas, and parks provided within the development. 4 Table 5 Residential Density #Units Net Residential Gross Residential Overall PD (Based on 6.845 acres) (Based on 6.845 acres) (1) (Based on 11.759 acres) 60 8.76 8.76 5.10 Note 1:Gross acreage is same as net because the plan contains no land uses defined as exclusions from the gross density definition. D. Permitted,Conditional and Accessory Uses Only permitted and accessory uses as may be allowed in the OP and TH zoning classification are allowed as permitted and accessory uses; restaurants with outdoor seating are additionally permitted on Tract 2 by right. All uses that require a Conditional Use Permit(CUP) in OP and TH zones may be permitted by an approval of a CUP in those zones. III Design Standards A. Design Commitments Development on the site will conform to this PD. 1. Signage a. Project Monumentation: A site identification monument at the corner of Magnolia and FM 1128 will be built concurrently with the development of Tract 1. Placement of such monumentation in the right of way,subject to standard City permitting, is hereby approved. Refer to rendering in Exhibit 7(Monument Plan). No company-specific information or logos may be placed on the monumentation. b. Site Signage: All site signage will conform to underlying City requirements except as described in this PD. c. Building Signage: Building signage will be confined to a graphic band as shown on Exhibit 10. 2. Landscaping Landscaping on the property will conform to Exhibit 4. Landscaping will be installed on each tract as that tract is developed. 3. Fencing The following fence materials will be utilized as further shown on Exhibit 5: • Between Tract 1 and Tract 3: Masonry wall with 25-foot landscape reserve • Between Tract 2 and Tract 3: Masonry wall with 25-foot landscape reserve • East side of Tract 2 and Tract 3: Ornamental Iron • South side of Tract 3: Ornamental Iron • West side of Tract 3: Masonry wall with 25-foot landscape reserve 4. Access/Parking Parking requirements for each tract will be met individually on a stand-alone basis. 5 I I The private street/access easement from Magnolia Road will provide mutual access to all three tracts. The private street/access easement will extend into Tract 3 and terminate in a cul de sac or other approved turn-around design. 5. Screening Tracts fronting on both Magnolia Road and FM 1128 will conform to the corridor overlay requirements as augmented or amended by this PD. A landscaped 25-foot reserve will be provided along the FM 1128 frontage. Internally,Tract 3 will be buffered from Tracts 1 and2 as described herein. Parking lots will be screened on public roadway frontages by a double row hedge consisting of a minimum of two species. The height restriction of UDC Section 2.4.4.1(d)and Exhibit 2-1(b)will apply to the sides of Tracts 1 and 2 that are adjacent to Tract 3. 6. Trees Street trees along both the Magnolia Road and FM 1128 frontages will confirm to the following: Large trees: Number of caliper-inches equal to 1.33 caliper-inches per 10 feet of frontage. Ornamental trees: Number of caliper-inches equal to 1.33 caliper-inches per 15 feet of frontage. 7. Lighting Site lighting(parking lots and along private street/access easement)will follow the character established by the existing traffic signals lights at the Magnolia/FM 1128 intersection utilizing the"Nostalgia" style manufactured by Union Metal or comparable. 8. Building Materials The building elevations for Tract 1 are shown in Exhibit 9. Each elevation for commercial buildings on Tract 1 and 2 will be composed of only brick,stone,or ornamental iron,and up to 10%EIFS for trim locations. The building materials and colors for Tract 2 and 3 will be consistent with Tract 1. For the townhomes on Tract 3,the front elevation will be at least 90%brick or stone;the exterior side building elevations will be at least 50%brick or stone. Townhome elevations adjacent to a public right of way will have at least 90%brick or stone. B. Design Plan Elements Refer to the Design Plan in Exhibit 3,the Landscaping Plan in Exhibit 4,and the Building Elevations Plan in Exhibit 10 for more detail. Locations and quantities shown on the Design Plan are approximate and will conform to requirements in other sections of the PD document. Table 6 lists the overlay requirements that would normally only apply to the Magnolia frontage with the additional enhancement commitments that will also be applied to the FM 1128 frontage and other specified locations. 0 6 U Table 6 Enhanced Overlay Commitments Summary of Overlay UDC Topic Requirements for Magnolia Additional Commitment Frontage 2.4.5.1(d) Building Listed standards including 1) Building elevations on Tract 1 will Facade Stds articulation and materials be consistent with the design apply only to side facing depicted on Exhibit 9. Magnolia 2) Building elevations on Tract 2 will be consistent with the concepts depicted on Exhibit 9 and will be submitted for final approval with a building permit application for Tract 2. 3)Specified building material and color requirements will apply to all four elevations of commercial buildings on Tracts 1 and 2. 2.4.5.1(d)(2)(c) Transparency 25%of exterior wall facing 1)The transparency requirement will Magnolia must be transparent also apply to the west elevation on Tract 1. 2)The bottom sill of windows on the north and west elevations on Tract 1 will be no higher than 36"from base; bottom portion of windows may be "faux"windows with non-transparent glass, but will otherwise be included in the transparency calculation. 2.4.5.1(f) Bicycle Bike spaces equal to 5%of Bike spaces will be equal to 10%of parking required vehicular spaces required vehicular spaces(for non- residential tracts). 2.4.5.1(g)(3) Trees For the Magnolia frontage: 1)The overlay standard will also be large trees: one caliper-inch applied to the FM 1128 frontage. per 10'of frontage; 2)Specify large trees as equal to 1.33 ornamental trees: one caliper- caliper-inches/10'. inch per 15'of frontage 3)Specify ornamental trees at 1.33 caliper-inches/15'. 2.4.5.1(h) Lighting Various criteria for parking, 1)Specify parking lot and private walkway,and accent lighting street/access easement light fixtures to match the character established by the existing traffic signals lights at the Magnolia/FM 1128 intersection utilizing the "Nostalgia" style light 1 fixture manufactured by Union Metal or comparable. 2) For Tracts 1 and 2 along Magnolia Street, 12' height lighting along the 7 I I hike/bike trail adjacent to Tracts 1 and 2 will be installed as each Tract is developed. 2.4.5.1(i)(1)(c) Refuse Dumpster enclosed with solid The enclosure will match the screening wall minimum 6' height architectural materials and color of the building and the access gate will be opaque metal 2.4.5.1(i)(5) Fences Decorative wrought iron when All site fencing adjacent to the around visible from a public or private detention pond or Mary's Creek will detention street be ornamental iron. ponds 2.4.5.1(j)(2)(c) Parking lot Shrubbery having year-round Screening will consist of a minimum screening foliage of two shrub types planted in a double row. On FM 1128, parking will be setback 25 feet to accommodate the parking lot screening(30 feet on Magnolia). 2.4.5.1(L)(3) Sidewalks Curvilinear sidewalk standard The overlay standard will also be applies only to Magnolia applied to the FM 1128 frontage. frontage; minimum width 6' 2.4.5.1(L)(5) Pedestrian Six-foot sidewalk must Where the sidewalk crosses the connection connect the street sidewalk to parking lot,distinct paving materials to building the building will be used to delineate the pedestrian path Table 7 lists the additional design enhancements,amenities,and recreational facilities included in this PD. Table 7 Additional Design Enhancements,Amenities,and Recreational Facilities Item Description Building Signage All building signage shall be confined to a graphic band Pedestrian linkages will be provided as shown on Exhibit 6. At all locations where internal sidewalks cross the internal private street, Pedestrian Connectivity crosswalks consisting of colored concrete or pavers will be provided. A pedestrian easement within the Mary's Creek easement will also be provided. Subdivision Monumentation Place-making monument at southeast corner of Magnolia/FM 1128(see Exhibit 7) I 8 I Recreational Improvements Required improvements will conform to the UDC and this PD. Each elevation for commercial buildings on Tract 1 and 2 will be composed of only brick, Non-residential building materials 10%stone,or ornamental iron,and up to 10% EIFS for trim locations. The front elevation will be at least 90%brick or stone;the side exterior elevations will be at Residential building materials least 50%brick or stone. Townhome elevations adjacent to a public right of way will have at least 90%brick or stone. A 25-foot landscape reserve will be provided FM 1228 Residential Setback along FM 1128 adjacent to Tract 3. C. Deviations 1. Detention: Storm water detention requirements will be provided in the adjacent City regional storm water detention facility by payment of the appropriate capacity purchase fee. 2. Open Space and Park Fees: Option A: The required common open space for Tract 3 will be defined and dedicated at the time of platting of Tract 3. The park fees for Tract 3 will be paid at the time of platting of Tract 3. Option B: Upon mutual agreement between the City and the Tract 3 developer, any portion of the required common open space and/or park fees may be offset by the construction of offsite improvements as agreed to by the City and the Tract 3 developer. Open space and park fees will be calculated on the actual number of units platted. By example,for the maximum 60 townhome units,the required common open space @ 900 square feet per unit would be 56,000 square feet(1.2 acres), as noted on Exhibit 6, and the park dedication fees at$750 per unit would be$45,000. 3. Driveway Spacing: The shared driveway on Magnolia Road is approximately 300 feet from FM 1128,which is less than the typically required 350 feet for driveways and 600 feet for median openings. When the driveway is constructed,the developer will construct the median opening and left turn lane for joint use and will close the existing median opening at the pump station driveway. Tract 2 will not have a separate median opening to Magnolia Road. 4. Allowable Uses: On Tract 2, in addition to all permitted OP uses, restaurants with outdoor seating are allowed. 9 5. Signage: The shared signage shown on Exhibit 7 at the intersection of Magnolia Street and the private street/access easement may contain advertising related to all three tracts as per multi-user sign regulations in the UDC. D. Unified Development Code Compliance The property will conform to the requirements of the Unified Development Code unless specifically called out in this PD. IV Required Dedications A 100-foot drainage easement along the southern portion of Tract 3 will be dedicated to Brazoria Drainage District#4. Within and along the northern 25-feet of that easement a 25-foot pedestrian access easement will be dedicated. There are no other planned public dedication requirements. V Phasing The property is expected to be developed in multiple phases beginning with Tract 1 as shown on Exhibit 8. Tracts 2 and 3 will be developed later. Actual sequence for Tracts 2 and 3 is subject to market demand. VI Exhibits 1. Existing Zoning 2. Proposed Zoning Designations 3. Design Plan 4. Landscaping Plan 5. Fencing Plan 6. Sidewalk&Open Space/Reserves Plan 7. Corner Monument Plan 8. Phasing Plan 9. Tract 1 Building Elevations 10. Metes and Bounds Description 10 e , S3a3V 9L'll-SVX71I CGNV1HV3d '8711 .V IV GVOb VflONOVA\ tv VI1ONOVW �1 c!-g-1 §_• . 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P I .......... --I 1 CVS 10908 - Magnolia , Pearland, TX Exhibit 9 ELEVATIONS RENDERING Proposed Finishes , . MI IN I NI III II. , 1111 ' 11112:1= . Of I} O4° m 5¢i lir I 1 ° g ga 4 a a� i �o °U _ G p g !Pi! K R Imo 4 .I Rill e yy $ u fl AI I l ° II 1�, F e II gi! t� L_'__ � �;� IF ♦ 'Z Z-• VI t 8 S;i,� j h 1:,( g N r L el 8n.), I a u-__ i....OS ie z3• 8 PHI .AM. 3.MIT.r0 a h i R c l jiii trout It s;Irtfilli 1-11 INN tail ° Ili' / Z 1 '�!!'Iihi.,ittirylit � A I i il Iti Ili 1 ! vi i� O his 0 151 °i I° ' -I tiny; -o t I - !i k I�t Ii n i I s 3°It 9 .wu.-l.l�.<2F$ .$, /If Si 'II Q F.It ii s — i °p4pt �gt`4 i.1 1 Ilii ; 1 11 g k k I ,{ 1 I '5.151 I .t5. §§EF� I axe TRACT 2 METES AND BOUNDS DESCRIPTION 11.759 ACRES OUT OF SECTION 16, H.T. &B. R.R. COMPANY SURVEY ABSTRACT NO. 546 PEARLAND,BRAZORIA COUNTY,TEXAS All that certain 11.759 acres out of Section 16, H.T. & B. R.R. Company Survey, Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957 and being more particularly described by metes and bounds as follows (bearings based on Texas Coordinate System of 1983, South Central Zone); COMMENCING at a found 5/8" iron rod marking the southwest corner of the Minor Plat of Berry Miller Junior High and Rogers Middle School according to the plat thereof as filed in the Official Public Records of Brazoria County at Document Number 2010047371; Thence S 02° 39' 12" E— 574.90' with the east right-of-way line of F.M. 1128 to a found 5/8" iron rod with cap marking a POINT OF BEGINNING of herein described tract; 1. Thence N 40° 41' 49" E—65.45' to a found 5/8" iron rod marking a point on a curve to the left having a radius of 2,035.00' and a central angle of 16° 24' 17"; 2. Thence with said curve and the south right-of-way line of Magnolia Road (width varies) as established by that certain Parcel 1 described in a deed dated 01-31-2007 from Marilyn Louise Bullard to City of Pearland filed in Official Records of Brazoria County Clerk's File No. 2007020217 an arc distance of 582.66' and a chord bearing and distance of N 75° 12' 41"E—580.67' to a found 5/8"iron rod with cap for corner; 3. Thence S 02° 38' 52" E— 916.21' with the west line of that certain Parcel 2 described in a deed dated 01-31-2007 from Mary Louise Bullard, et ux. to City of Pearland as filed in the Official Records of Brazoria County at Clerk's File No.2007020217 to a point for corner; 4. Thence S 87° 16' 00" W — 612.53' with the North line of Block 1, Amended Plat of West Lea as filed in Volume 10, Page 33-34 Brazoria County Plat Records to a point for corner; 5. Thence N 02° 39' 12" W — 747.40' with the east right-of-way line of F.M. 1128 to the POINT OF BEGINNING and containing 11.759 acres of land more or less. 11-421-34-11-759ACRES M&B � Pt4 04' T I X AS :sr. 1E94 JOINT PUBLIC HEARING THE CITY COUNCIL CITY AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND. TEXAS, MONDAY, JANUARY 4, 2016, AT 6:30 P.M. COUNCIL CHAMBERS - CITY HALL-3519 LIBERTY DRIVE I. CALL TO ORDER II. PURPOSE OF HEARING Zone Change Application No. 2015-15Z A request by Kent Marsh, Marsh Darcy Partners, applicant; on behalf Marilyn Bullard, owner: for approval of a change in zoning from the Single Family Residential-1 (R-1) zoning district, to a Planned Development known as Midtown at Magnolia: on approximately 11.759 acres of land, to wit: Legal Description: All that certain 11.759 acres out of Section 16, H.T. & B.R.R.. Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et. ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957. General Location: Southeast corner of Magnolia Road and Manvel Road (FM 1128). Pearland, TX. 0 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 This site is accessible to disabled individuals. For special assistance, please call Page 1 of 2—01/04/2016 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 pt 9� Staff Report vy !9a To: City Council and Planning and Zoning Commission i o x AS fs �„n From: Planning Department Date: December 16. 2015 Re: Zone Change Application Number 2015-15Z A request by Kent Marsh, Marsh Darcy Partners, applicant: on behalf Marilyn Bullard, owner; for approval of a change in zoning from the Single Family Residential-1 (R-1) zoning district, to a Planned Development known as Midtown at Magnolia; on approximately 11.759 acres of land. General Location: Southeast corner of Magnolia Road and Manvel Road (FM 1128), Pearland, TX. Summary of Reauest The applicant proposes to change the zoning of approximately 11.759 acres located at the southeast corner of Magnolia Road and FM 1128/Manvel Road from Single Family Residential-1 (R-1) to a Planned Development (PD), to be known as Midtown at Magnolia for a mixed use development consisting of residential and commercial uses. The proposed development will consist of three separate tracts. • Tract 1 is approximately 2.385 acres with a base zoning of Office/Professional (OP) and the proposed site of a CVS Pharmacy. • Tract 2 is approximately 2.529 acres with a base zoning of Office/Professional (OP). Although there is no proposed use at this time, Tract 2 may be developed with uses permitted in the OP zoning district. Additionally, a restaurant with outdoor seating without a drive-thru, not permitted in an OP zone, is listed as a permitted use. • Tract 3 is approximately 6.845 acres with a proposed residential use for a maximum of 60 townhomes with a base zoning of Townhouse Residential (TH). The intersection of Magnolia Road and FM 1128/Manvel Road is designated a Major Retail Node. The Comprehensive Plan recommends concentrating local retail, office, and services in the nodes centered at the intersection of major thoroughfares instead of continuous commercial strips. The Plan also states that medium and higher density residential uses are also appropriate for these nodes. PDs encourage flexible and creative planning to ensure compatibility of land uses that result in a higher quality of development. Page 1 of 5 RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE Site History The area was annexed into the city in 1997. The property is currently zoned Single Family Residential-1 (R-1). Recommendation Staff recommends approval of Zone Change 2015-15Z, known as Midtown at Magnolia Planned Development for the following reasons: 1. The proposed PD will bring the property into compliance with the approved Future Land Use plan that shows the area as a Major Retail Node. Major retail nodes are designed to concentrate local retail, office, and services at intersections to avoid continuous unconnected commercial areas. Single family residential areas are not appropriate for Major Retail Nodes. 2. Approval of the PD will allow for higher quality development with more amenities such as walking trails, masonry fencing, enhanced (stone and/or brick) building materials. that would not normally be required for a development in a traditional zoning district. 3. Approval of the PD will be compatible with the surrounding existing and future uses and zoning. The proposed PD will not have any significant negative impact on the surrounding properties and developments. The adjacent City owned detention facility provides a buffer between this property and the residential land use located to the east. The location of Mary's Creek and the topography between the proposed townhome area and residential area south of Mary's Creek serves as a buffer. 4. Within the PD, the proposed townhomes will be screened and buffered from the retail, office uses with a masonry fence and adequate landscaping. Conformance to Comprehensive Plan The 2015 Comprehensive Plan recommends concentrating local retail, office, and services into nodes centered at the intersection of major thoroughfares instead of continuous commercial strips. The Plan also states that medium and higher density residential uses are also appropriate for these nodes. The intersection of Magnolia Road and FM 1128/Manvel Road is shown as a Major Retail Node. The area is currently zoned as Single Family Residential-1 (R-1). The R-1 zoning district would allow low density single family homes which would not be in conformance with the Major Retail Node. The proposed base zoning districts of Office and Professional (OP) and Townhomes (TH) would be in conformance with the Comprehensive Plan. Conformance with Thoroughfare Plan d As stated before, the subject property has frontage on Magnolia Road. According to the City of Pearland Thoroughfare Plan. Magnolia is a secondary thoroughfare and has been constructed as such. Magnolia Road is parallel to and south of FM 518/Broadway and serves as a reliever route for FM 518/Broadway. FM 1128/Manvel Road is designated as a Major Thoroughfare that needs to be widened. A Traffic Impact Analysis is required but has not been submitted as of this date. Page 2 of 5 RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE Conformance with Unified Development Code The subject property is surrounded by residential land uses and zoning districts, as illustrated by the table below. ZONING LAND USE NORTH Neighborhood Services (NS) Undeveloped SOUTH Mary's Creek and Suburban Mary's Creek and Single Residential-15 (SR-15) Family Residential EAST Single Family-1 (R-1) City Regional Storm Water Detention Facility WEST General Business (GB) Undeveloped Planned Development Districts (PDs) are intended to "implement generally the goals and objectives of the City's Comprehensive Plan." PD Districts are intended to encourage flexible and creative planning to ensure the compatibility of land uses and result in a higher quality development than conventional zoning districts. Only permitted and accessory uses allowed in the TH zoning classification will be allowed on Tract 3. On Tracts 1 and 2. only permitted and accessory uses allowed in the OP zoning classification will be allowed, with a deviation to allow a restaurant with outdoor seating being permitted on Tract 2. All uses requiring a conditional use permit (CUP) in the OP and TH zones may permitted with approval of a CUP in those zones. Screening is required by the UDC between non-residential and residential uses and/or zoning districts. The PD requires a masonry wall with a 25-foot landscape reserve. Magnolia Road is located within the Corridor Overlay District and requires a minimum 30-foot wide, unobstructed landscaped buffer along the road frontage. This buffer is intended to accommodate front yards of commercial uses along Magnolia Road,for aesthetic reasons. FM 1128/Manvel Road is not subject to the corridor overlay requirement. However, the PD proposes to conform to the corridor overlay requirement on both Magnolia Road and FM 1128/Manvel Road. Platting Status Platting will be required for the proposed development prior to the issuance of building permits and Certificates of Occupancy. Availability of Utilities There is an existing waterline along Magnolia Road and FM 1128/Manvel Road according to GIS. There is also an existing sewer line along Magnolia Road. This area is not within a Municipal Utility District (MUD). 1 Page 3 of 5 I I RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE Impact on Existing and Future Development The proposed PD would create a superior development by providing the following: 1. The PD offers two options to comply with the Open Space and Park Dedication fee requirement for Tract 3: Option 1. The City and Tract 3 developer would enter a mutually acceptable agreement for all or part of the open space requirement and park dedication fee to be met with offsite improvements. Off-site improvement would consist of amenities to the City owned detention area adjacent to the residential townhome development and may include items such as trails, benches and waste cans as per any agreement. Option 2. Provide open space on site and pay parkland dedication fees. 2. Where internal sidewalks cross private streets. colored concrete or pavers will be provided. 3. Bike spaces will be provided on the non-residential tract at twice the number required. 4. A masonry wall and 25 foot landscape reserve will provide a buffer between the commercial and residential uses. Ornamental wrought iron will be used as fencing adjacent to the detention pond and Mary's Creek. 5. Both tracts fronting on Magnolia Road and FM 1128/Manville Road will conform to the corridor overlay district requirements (sidewalks. parking lot screening, street trees, transparency. etc.). The UDC does not include FM 1128/Manville Road in the corridor overlay district currently. 6. Parking lots will be screened with a double row of hedge consisting of a minimum of two species. The UDC only requires one row of landscaping with no requirement to use different species of plantings. 7. Curvilinear sidewalk standard will apply to FM 1128/Manvel Road also. 8. Site lighting in parking areas and along the private street and access easement will follow the character of the existing ornamental traffic signal lights at Magnolia and FM 1128/Manvel Road (Union Metal "Nostalgia" style). Along Magnolia Street. the height of the lighting will be 12 feet along the hike/bike trail. i 9. Structures on Tracts 1 and 2 will consist of stone, brick or ornamental materials with a maximum of 10% EIFS for trim on all four elevations. The transparency requirement will also apply to the west elevation of Tract 1. Front elevations for the Townhomes will be at least 90% brick and stone: and, side elevations will be at least 50% brick and stone. All townhome elevations adjacent to a public right-of-way will have at least 90% brick or stone. regardless of whether it is the front, side or rear elevation. This development as proposed would be a compliment to the surrounding areas and may serve as a catalyst for high quality development at this Major Retail Node. I I Page 4 of 5 RESPONSIVE RESULTS-ORIENTED TRUST-BUILDERS ACCOUNTABLE Public Notification Staff sent 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 parcel under consideration for the proposed zone change. Additionally, a legal notice of the public hearing was published in the local newspaper, and the applicant placed a notification sign on the property. Opposition to or Support of Proposed Request Staff has not received any returned notices in opposition to or in support of the proposed change in zoning request. Exhibits 1. Midtown at Magnolia Planned Development & Exhibits 2. Aerial Map 3. Current Zoning Map 4. Future Land Use Map 5. Notification Map 6. Notification List Page 5 of 5 �. City of Peedand Community Development �, City of Pearland CommbertyDriveF r.-` • t (Community Center) 11 ' Planning Department Pearlend,Texas 77581 rliaAtlia Universal Application 281.652.17o2(fax) f s r ts) Please complete each field-incomplete applications will not be accepted. peadendtxgov Include the applicable checklist for each project type with this application. Refer to the schedule on the City's website and/or within the Planning Department for deadlines and anticipated meeting dates for each project type. TYPE OF APPLICATION: '4 Zoning Change ❑ ZBA Variance ❑ Cluster Development Plan ❑ P&Z Variance ❑ Planned Development Workshop ❑ Special Exception ❑ Plat(list type) ❑ Conditional Use Permit PROJECT INFORMATION: GI Residential o Commercial ❑ Property Platted 14 Property Not Platted Project Name: Midtown at Magnolia Tax ID: 0546-0012-110 Project Address/Location: Southeast corner Magnolia/FM 1128 Abstract 546 HTBRR Survey Tract 1, 1A 2-OP/60-TH 11.759 Subdivision: No of Lots: Total Acres: Brief Description of Project: Mixed use office/professional and townhome uses **When a completed application packet has been accepted and reviewed,additional information may be required by staff as a result of the review,therefore it may be necessary to postpone the proposed project and remove it from the scheduled agenda and place it on a future agenda according to Section 1.2.1.2 of the Unified Development Code." PROPERTY OWNER INFORMATION: APPLICANT/AGENT INFORMATION: Name: Marilyn Bullard Name: Kent Marsh/Marsh Darcy Partners— Address $O%—tit 2411 Walker Court Address: 8955 Katy Freeway, Suite 215 Pearland TX - 584. 7758 Glity: Houston TX 77024 City: State. Zip: State: Zip: Phone: 281-485-2597 Phone: 713-647-9880 Fax: Fax: 713-647-6448 Email Address: oe.n m.bull ard@at t.netEmail Address: kmarsh @marshdarcypartners.com •Property owner must be the current owner of the property at the time of submittal of the application,and not the party that has the property under contract. As owner and applicant, I hereby request approval of the above described -•uest as provided for by the Unified Development Code of the City of Pearlar• L�� "--�I 4111,0 14 Owner's Signature: „Z/i Date:November 2 0, 2 015 Agent's/ 1 r / Applicant's Signatur- � / b- JA Date: L 1 2-3 2C l OFFICE USE • 1LY: _ _ FEES DATE RECEIVED RECEIPT PAID: PAID: BY: f NUMBER: 4 APPLICATION NUMBER: 0 Date YS d//S City of Pearland 3519 Liberty Dr. Pearland TX 77581 RE: PIanned Development Representation To Whom It May Concern: The undersigned affirms that I am the owner of a 11.759-acre tract of land(Tax ID#0546-0012-110) at the southeast corner of Magnolia road and FM 1 128 in Pearland,Texas. I hereby authorize Marsh Darcy Partners, principally represented by Kent Marsh, to act on my behalf regarding the planned development application on said tract. This representation may be withdrawn at any point prior to final approval of the action by the city of Pearland. Sincerely, Ma Bu[ d PO Box 14 Pearland,TX 77584 TRACT 2 METES AND BOUNDS DESCRIPTION 11.759 ACRES OUT OF SECTION 16,H.T.&B.R.R.COMPANY SURVEY ABSTRACT NO. 546 PEARLAND,BRAZORIA COUNTY,TEXAS All that certain 11.759 acres out of Section 16, H.T. & B. R.R. Company Survey, Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957 and being more particularly described by metes and bounds as follows (bearings based on Texas Coordinate System of 1983, South Central Zone); COMMENCING at a found 5/8" iron rod marking the southwest corner of the Minor Plat of Berry Miller Junior High and Rogers Middle School according to the plat thereof as filed in the Official Public Records of Brazoria County at Document Number 2010047371; Thence S 02° 39' 12" E—574.90' with the east right-of-way line of F.M. 1128 to a found 5/8" iron rod with cap marking a POINT OF BEGINNING of herein described tract; 1. Thence N 40° 41' 49" E— 65.45' to a found 5/8" iron rod marking a point on a curve to the left having a radius of 2,035.00' and a central angle of 16°24' 17"; 2. Thence with said curve and the south right-of-way line of Magnolia Road (width varies) as established by that certain Parcel 1 described in a deed dated 01-31-2007 from Marilyn Louise Bullard to City of Pearland filed in Official Records of Brazoria County Clerk's File No. 2007020217 an arc distance of 582.66' and a chord bearing and distance of N 75° 12' 41"E—580.67' to a found 5/8" iron rod with cap for corner; 3. Thence S 02° 38' 52" E — 916.21' with the west line of that certain Parcel 2 described in a deed dated 01-31-2007 from Mary Louise Bullard, et ux. to City of Pearland as filed in the Official Records of Brazoria County at Clerk's File No.2007020217 to a point for corner; 4. Thence S 87° 16' 00" W — 612.53' with the North line of Block 1, Amended Plat of West Lea as filed in Volume 10,Page 33-34 Brazoria County Plat Records to a point for corner; 5. Thence N 02° 39' 12" W — 747.40' with the east right-of-way line of F.M. 1128 to the POINT OF BEGINNING and containing 11.759 acres of land more or less. 11-421-34-11-759ACRES M&B Midtown at Magnolia 11 .76 Acres Magnolia Road @ FM 1128 - 4 December 15, 2015 Midtown at Magnolia Planned Development 11.759 Acres— Magnolia Road @ FM 1128 I Introduction The proposed Midtown at Magnolia development located on 11.76 acres at the southeast corner of Magnolia Road and FM 1128 is ideally situated to set a unique, positive tone for new development in the midtown area of southern Pearland. This PD will set out use restrictions and design guidelines intended to further the goals of the Comprehensive Plan and result in a superior development that could not be achieved through the conventional zoning classifications. A. Description of the Property The property is currently undeveloped and vacant. The tract is bounded on the west by FM 1128(also known as Manvel Road),on the north by Magnolia Road,on the south by Mary's Creek,and on the east by a City regional detention pond. B. Description of Proposed Development The proposed project consists of a three separate, but interrelated parcels as shown on Exhibit 2. Tract 1 is approximately 2.385 acres proposed Office Professional uses;Tract 2 is approximately 2.529 acre proposed for future Office Professional development;Tract 3 is approximately 6.845 acres proposed for future townhome uses. All three tracts are included in this PD and subject to its terms. See Exhibit 3 for the proposed site plan. C. Description of the Land The land consists of 11.759 acres as shown in Exhibit 10. D. Purpose The location of this property is unique for three reasons. First, it is one of three undeveloped corners created by the relatively recent construction of Magnolia Road providing the opportunity to anchor and set the tone for future development at this intersection. Second, it is directly adjacent to a large City of Pearland regional storm water detention facility that has been constructed with a natural wetlands appearance. Third, it is adjacent to a major City of Pearland hike and bike trail along Magnolia Road. The proposed development plan intentionally integrates the existing trail and adjacent detention/wetlands with pedestrian access points as shown on Exhibit 6,creating an iconic image for this important corner. A unique theme will be developed as an architectural place maker style that will identify this project with a higher-quality design. The purpose of this PD is to ensure that development on this corner is of a superior quality that could not be achieved through conventional zoning classifications and which will capitalize on and enhance the unique features of its location. 1 I E. Comprehensive Plan Conformance The Comprehensive Plan and the Future Land Use Plan denote this location as a "major node". A mixed use retail/service and townhome development is fully consistent with the concept of a major node. The requirements specified in this PD in lieu of traditional zoning classifications will provide further assurance of compliance with the Comprehensive Plan. F. Applicability To be eligible for a PD a property must meet only one or more of the eight criteria established in UDC Section 2.2.2.1 (b). The tract meets six of the possible eight requirements as described below and is,therefore, a qualified candidate for PD zoning: 1. The land is adjacent to the large-lot West Lea subdivision,a well-established acreage community. 2. The land is adjacent to an ecologically enhanced City of Pearland regional storm water detention pond constructed with a natural wetlands appearance. 3. The land is proposed as a mixed use residential/retail development requiring flexible design standards and obligations. 4. Not applicable—the land is not within the Old Town Site. S. The land will serve as a transition between the "major node"anticipated for the Magnolia/FM 1128 corner and the West Lea single family residential subdivision 6. Not applicable—the site is not proposed as a major office, retail,commercial, or industrial employment center. 7. The land is located at a major intersection created by the relatively recent construction of Magnolia Road;therefore character,size,and location of the tract are such that it is in the community's best interests to encourage the high quality development that will be consistent with the City's goals for Magnolia Road and its related hike/bike trail. 8. The land is unusually configured in that it is bound on two sides by parcels from which vehicular access is impossible(Mary's Creek and regional storm water detention facility) and thus has limited vehicular access points. Additionally,the 11.76-acre size exceeds the minimum three acres required for mixed use planned developments. 2 II Zoning and Land Use A. Existing Zoning The property is currently zoned R-1 as shown on Exhibit 1. B. Proposed Base Zoning Districts The proposed base zoning districts are Office Professional (OP)and Townhouse(TH) as shown in Table 1 and Exhibit 2. The Design Plan is shown in Exhibit 3. Table 1 Base Zoning Districts Tract Base Zoning District Acreage 1 OP 2.385 2 OP 2.529 3 TH 6.845 Total 11.759 C. Standards and Land Use Summary Land uses within the tract will conform to the underlying OP and TH categories. However, if the townhomes are constructed facing a common open space (not fronting on a traditional street) with rear-loaded garages with a common alley serving units on both sides of the alley,then the "Alternate Standard" in Table 2 will apply. The TH open space and park dedication requirements will conform to the UDC, unless superseded by the separate development agreement described in Section III.C.4 of this PD. Table 2 TH Variations applicable to rear-loaded garage products Parameter Standard Alternate Standard TH Lot Width 30 feet 25 feet TH Lot Size 3000 square feet 2,500 square feet TH Front Setback 20 feet 0 feet TH Rear Setback 10 feet 12.5 feet 1. Land Use Summary The land use summary for the tract is shown in Table 3 below: 3 Table 3 Land Use Summary Table Use Acres %of Total Zoning District Townhome 6.845 58% TH Office Professional 4.914 42% OP Parkland to be dedicated to the City 0 0% NA Common open spaces/trails/recreation to be 0 0% TH maintained by the HOA(1) Detention (2) 0 0% NA Thoroughfares/ROW 0 0% NA Internal streets/vehicular circulation 0 0% NA Total 11.759 100% (1)All or a portion of the required TH open space requirement and parkland dedication or fee requirement may be met by offsite improvements as described in Section lll.C.2 of this PD. (2)Detention is proposed to be provided in the adjacent regional detention facility as detailed elsewhere in this PD. The breakdown of open space and landscape reserves is shown on Exhibit 9 and below in Table 4. "Open space"consists of the park area within the TH tract and other qualifying areas. "Landscape reserves" includes setbacks along roadway and other areas. There are no planned public park dedications within the development. Table 4 Open Space, Park Dedication,and Landscape Reserves Zone Acres %of Total Open Space (1) 1.52 22.2% Landscape Reserves 1.28 10.9% Park Dedication 0 0% (1)Percentage based on TH 6.845 acres. 2. Residential Density Table 5 illustrates the densities based on the projected maximum of 60TH units. The density calculations are based on the following definitions from the UDC: Density, Net:The number of dwelling units per net acre. Net density calculations are made using net acreage,exclusive of thoroughfare rights-of-way and retention/detention areas,and public or private streets that are platted or are to be platted as part of the development of the property, but inclusive of open space, recreational areas, or parks. Density,Gross Residential:The number of dwelling units per gross acre used for residential use. All density calculations shall be made using gross acreage dedicated for residential use, exclusive of easements and thoroughfare rights-of-way,and inclusive of retention/detention areas,public or private streets that are platted or will be platted as part of the development of the property, open space, recreational areas, and parks provided within the development. 4 Table 5 Residential Density #Units Net Residential Gross Residential Overall PD (Based on 6.845 acres) (Based on 6.845 acres) (1) (Based on 11.759 acres) 60 8.76 8.76 5.10 Note 1:Gross acreage is same as net because the plan contains no land uses defined as exclusions from the gross density definition. D. Permitted,Conditional and Accessory Uses Only permitted and accessory uses as may be allowed in the OP and TH zoning classification are allowed as permitted and accessory uses; restaurants with outdoor seating are additionally permitted on Tract 2 by right. All uses that require a Conditional Use Permit(CUP) in OP and TH zones may be permitted by an approval of a CUP in those zones. III Design Standards A. Design Commitments Development on the site will conform to this PD. 1. Signage a. Project Monumentation: A site identification monument at the corner of Magnolia and FM 1128 will be built concurrently with the development of Tract 1. Placement of such monumentation in the right of way,subject to standard City permitting, is hereby approved. Refer to rendering in Exhibit 7(Monument Plan). No company-specific information or logos may be placed on the monumentation. b. Site Signage: All site signage will conform to underlying City requirements except as described in this PD. c. Building Signage: Building signage will be confined to a graphic band as shown on Exhibit 10. 2. Landscaping Landscaping on the property will conform to Exhibit 4. Landscaping will be installed on each tract as that tract is developed. 3. Fencing The following fence materials will be utilized as further shown on Exhibit 5: • Between Tract 1 and Tract 3: Masonry wall with 25-foot landscape reserve • Between Tract 2 and Tract 3: Masonry wall with 25-foot landscape reserve • East side of Tract 2 and Tract 3: Ornamental Iron • South side of Tract 3: Ornamental Iron • West side of Tract 3: Masonry wall with 25-foot landscape reserve 4. Access/Parking Parking requirements for each tract will be met individually on a stand-alone basis. 5 The private street/access easement from Magnolia Road will provide mutual access to all three tracts. The private street/access easement will extend into Tract 3 and terminate in a cul de sac or other approved turn-around design. 5. Screening Tracts fronting on both Magnolia Road and FM 1128 will conform to the corridor overlay requirements as augmented or amended by this PD. A landscaped 25-foot reserve will be provided along the FM 1128 frontage. Internally,Tract 3 will be buffered from Tracts 1 and2 as described herein. Parking lots will be screened on public roadway frontages by a double row hedge consisting of a minimum of two species. The height restriction of UDC Section 2.4.4.1(d)and Exhibit 2-1(b) will apply to the sides of Tracts 1 and 2 that are adjacent to Tract 3. 6. Trees Street trees along both the Magnolia Road and FM 1128 frontages will confirm to the following: Large trees: Number of caliper-inches equal to 1.33 caliper-inches per 10 feet of frontage. Ornamental trees: Number of caliper-inches equal to 1.33 caliper-inches per 15 feet of frontage. 7. Lighting Site lighting(parking lots and along private street/access easement)will follow the character established by the existing traffic signals lights at the Magnolia/FM 1128 intersection utilizing the"Nostalgia"style manufactured by Union Metal or comparable. 8. Building Materials The building elevations for Tract 1 are shown in Exhibit 9. Each elevation for commercial buildings on Tract 1 and 2 will be composed of only brick,stone,or ornamental iron,and up to 10%EIFS for trim locations. The building materials and colors for Tract 2 and 3 will be consistent with Tract 1. For the townhomes on Tract 3,the front elevation will be at least 90%brick or stone;the exterior side building elevations will be at least 50%brick or stone. Townhome elevations adjacent to a public right of way will have at least 90%brick or stone. B. Design Plan Elements Refer to the Design Plan in Exhibit 3,the Landscaping Plan in Exhibit 4,and the Building Elevations Plan in Exhibit 10 for more detail. Locations and quantities shown on the Design Plan are approximate and will conform to requirements in other sections of the PD document. Table 6 lists the overlay requirements that would normally only apply to the Magnolia frontage with the additional enhancement commitments that will also be applied to the FM 1128 frontage and other specified locations. 6 Table 6 Enhanced Overlay Commitments Summary of Overlay UDC Topic Requirements for Magnolia Additional Commitment Frontage 2.4.5.1(d) Building Listed standards including 1) Building elevations on Tract 1 will Facade Stds articulation and materials be consistent with the design apply only to side facing depicted on Exhibit 9. Magnolia 2) Building elevations on Tract 2 will be consistent with the concepts depicted on Exhibit 9 and will be submitted for final approval with a building permit application for Tract 2. 3)Specified building material and color requirements will apply to all four elevations of commercial buildings on Tracts 1 and 2. 2.4.5.1(d)(2)(c) Transparency 25%of exterior wall facing 1)The transparency requirement will Magnolia must be transparent also apply to the west elevation on Tract 1. 2)The bottom sill of windows on the north and west elevations on Tract 1 will be no higher than 36"from base; bottom portion of windows may be "faux"windows with non-transparent glass, but will otherwise be included in the transparency calculation. 2.4.5.1(f) Bicycle Bike spaces equal to 5%of Bike spaces will be equal to 10%of parking required vehicular spaces required vehicular spaces(for non- residential tracts). 2.4.5.1(g)(3) Trees For the Magnolia frontage: 1)The overlay standard will also be large trees:one caliper-inch applied to the FM 1128 frontage. per 10'of frontage; 2)Specify large trees as equal to 1.33 ornamental trees: one caliper- caliper-inches/10'. inch per 15'of frontage 3)Specify ornamental trees at 1.33 caliper-inches/15'. 2.4.5.1(h) Lighting Various criteria for parking, 1)Specify parking lot and private walkway,and accent lighting street/access easement light fixtures to match the character established by the existing traffic signals lights at the Magnolia/FM 1128 intersection utilizing the "Nostalgia"style light fixture manufactured by Union Metal or comparable. 2) For Tracts 1 and 2 along Magnolia Street, 12'height lighting along the 7 hike/bike trail adjacent to Tracts 1 and 2 will be installed as each Tract is developed. 2.4.5.1(i)(1)(c) Refuse Dumpster enclosed with solid The enclosure will match the screening wall minimum 6' height architectural materials and color of the building and the access gate will be opaque metal 2.4.5.1(i)(5) Fences Decorative wrought iron when All site fencing adjacent to the around visible from a public or private detention pond or Mary's Creek will detention street be ornamental iron. ponds 2.4.5.1(j)(2)(c) Parking lot Shrubbery having year-round Screening will consist of a minimum screening foliage of two shrub types planted in a double row. On FM 1128, parking will be setback 25 feet to accommodate the parking lot screening(30 feet on Magnolia). 2.4.5.1(L)(3) Sidewalks Curvilinear sidewalk standard The overlay standard will also be applies only to Magnolia applied to the FM 1128 frontage. frontage;minimum width 6' 2.4.5.1(L)(5) Pedestrian Six-foot sidewalk must Where the sidewalk crosses the connection connect the street sidewalk to parking lot,distinct paving materials to building the building will be used to delineate the pedestrian path Table 7 lists the additional design enhancements,amenities,and recreational facilities included in this PD. Table 7 Additional Design Enhancements,Amenities,and Recreational Facilities Item Description Building Signage All building signage shall be confined to a graphic band Pedestrian linkages will be provided as shown on Exhibit 6. At all locations where internal sidewalks cross the internal private street, Pedestrian Connectivity crosswalks consisting of colored concrete or pavers will be provided. A pedestrian easement within the Mary's Creek easement will also be provided. Subdivision Monumentation Place-making monument at southeast corner of Magnolia/FM 1128(see Exhibit 7) 8 Recreational Improvements Required improvements will conform to the UDC and this PD. Each elevation for commercial buildings on Tract 1 and 2 will be composed of only brick, Non-residential building materials 10%stone,or ornamental iron,and up to 10%EIFS for trim locations. The front elevation will be at least 90%brick or stone;the side exterior elevations will be at Residential building materials least 50%brick or stone. Townhome elevations adjacent to a public right of way will have at least 90%brick or stone. A 25-foot landscape reserve will be provided FM 1228 Residential Setback along FM 1128 adjacent to Tract 3. C. Deviations 1. Detention: Storm water detention requirements will be provided in the adjacent City regional storm water detention facility by payment of the appropriate capacity purchase fee. 2. Open Space and Park Fees: Option A: The required common open space for Tract 3 will be defined and dedicated at the time of platting of Tract 3. The park fees for Tract 3 will be paid at the time of platting of Tract 3. Option B: Upon mutual agreement between the City and the Tract 3 developer,any portion of the required common open space and/or park fees may be offset by the construction of offsite improvements as agreed to by the City and the Tract 3 developer. Open space and park fees will be calculated on the actual number of units platted. By example,for the maximum 60 townhome units,the required common open space @ 900 square feet per unit would be 56,000 square feet(1.2 acres),as noted on Exhibit 6, and the park dedication fees at$750 per unit would be$45,000. 3. Driveway Spacing: The shared driveway on Magnolia Road is approximately 300 feet from FM 1128,which is less than the typically required 350 feet for driveways and 600 feet for median openings.When the driveway is constructed,the developer will construct the median opening and left turn lane for joint use and will close the existing median opening at the pump station driveway. Tract 2 will not have a separate median opening to Magnolia Road. 4. Allowable Uses: On Tract 2,in addition to all permitted OP uses,restaurants with outdoor seating are allowed. 9 5. Signage: The shared signage shown on Exhibit 7 at the intersection of Magnolia Street and the private street/access easement may contain advertising related to all three tracts as per multi-user sign regulations in the UDC. D. Unified Development Code Compliance The property will conform to the requirements of the Unified Development Code unless specifically called out in this PD. IV Required Dedications A 100-foot drainage easement along the southern portion of Tract 3 will be dedicated to Brazoria Drainage District#4. Within and along the northern 25-feet of that easement a 25-foot pedestrian access easement will be dedicated. There are no other planned public dedication requirements. V Phasing The property is expected to be developed in multiple phases beginning with Tract 1 as shown on Exhibit 8. Tracts 2 and 3 will be developed later. Actual sequence for Tracts 2 and 3 is subject to market demand. VI Exhibits 1. Existing Zoning 2. Proposed Zoning Designations 3. Design Plan 4. Landscaping Plan 5. Fencing Plan 6. Sidewalk&Open Space/Reserves Plan 7. Corner Monument Plan 8. Phasing Plan 9. Tract 1 Building Elevations 10. 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COMPANY SURVEY ABSTRACT NO. 546 PEARLAND, BRAZORIA COUNTY,TEXAS All that certain 11.759 acres out of Section 16, H.T. & B. R.R. Company Survey, Abstract No. 546, Pearland, Brazoria County, Texas and being a portion of that certain tract described in a deed dated 04-11-2002 from Edwin Hunter Harris, et ux. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 02-017799 and a portion of that certain tract as described in a deed dated 12-17-1997 from Edwin Hunter Harris, Sr. to Marilyn Louise Bullard as filed in the Official Records of Brazoria County at Clerk's File No. 97-044957 and being more particularly described by metes and bounds as follows (bearings based on Texas Coordinate System of 1983, South Central Zone); COMMENCING at a found 5/8" iron rod marking the southwest corner of the Minor Plat of Berry Miller Junior High and Rogers Middle School according to the plat thereof as filed in the Official Public Records of Brazoria County at Document Number 2010047371; Thence S 02° 39' 12" E— 574.90' with the east right-of-way line of F.M. 1128 to a found 5/8" iron rod with cap marking a POINT OF BEGINNING of herein described tract; 1. Thence N 40° 41' 49" E— 65.45' to a found 5/8" iron rod marking a point on a curve to the left having a radius of 2,035.00' and a central angle of 16° 24' 17"; 2. Thence with said curve and the south right-of-way line of Magnolia Road (width varies) as established by that certain Parcel 1 described in a deed dated 01-31-2007 from Marilyn Louise Bullard to City of Pearland filed in Official Records of Brazoria County Clerk's File No. 2007020217 an arc distance of 582.66' and a chord bearing and distance of N 75° 12' 41"E—580.67' to a found 5/8"iron rod with cap for corner; 3. Thence S 02° 38' 52" E— 916.21' with the west line of that certain Parcel 2 described in a deed dated 01-31-2007 from Mary Louise Bullard, et ux. to City of Pearland as filed in the Official Records of Brazoria County at Clerk's File No.2007020217 to a point for corner; 4. Thence S 87° 16' 00" W — 612.53' with the North line of Block 1, Amended Plat of West Lea as filed in Volume 10, Page 33-34 Brazoria County Plat Records to a point for corner; 5. Thence N 02° 39' 12" W — 747.40' with the east right-of-way line of F.M. 1128 to the POINT OF BEGINNING and containing 11.759 acres of land more or less. 11-421-34-11-759ACRES M&B r-t _ „ v m p-1 rV •, a d C° a w o N ____ `2 aa0c A�r. w �.paw, w � a 0 4 N LrJ 0 ,e � �h sI C y e CO NA W O�1jJ >m N w z ��yy Q ° a a o II coZ FBI 10 f ° mF a C V Ci7 d W.7 Cl g .4 gE ,.8 c o a Qi t� ,E m , .. :� 1 A t¢ L 1., iffsso ,,: Is I _ , 0\ ., ! ) X101 .\\\ '' � � . s y9r . xx `•s+4 'wd i , t t f. r a r f. 1. Ems' 11V �. MANVELtD li CI ce i, IX .1 N • t s . +r iY' e U r �$ Y 1 C�= C O •-I A a . a d 1.W co . O. tw C, Vi ai �.w c F GC GO ® X • ° a o ` j N d e cei c D ...p, HII4 2 O W— (0 ^'o ,r, �-- b � �v TI V . ,>,,-'47; 2;'3 2 .874 -, .E. c W 0 a ° C N GV E Ce. .a c E Ca , o8 a o w N a. ... _) .v. 02 c�A. IN: o r- .._ co .. n\ A MANVEL RD ; 1 I ' p i g 0 P" 10 \__________ 1 Z l - --1 I C (O G•d W 3 • M 14 >,m Q g.- g deb' _ ho 0 No .." a t.>'g,g F cn al 'V.Vtet. 10 47 P.4 - - R 1. ' S 2 x#.-- K o V o c a� y , Xr: W ti .4a g W ;II Cl.) N .r� t � � E gs oQ u J 7-4 Q a W o o z e a c 1-4 •.r E G W O C CZ ,,>.-4 w z . wb F w .- s CO C o CO co 1 U -0 C O N +T O(� W N E CO �, a c ta cn a '> a *C 0 O 0, ID Cl- CD )14°1 , ,--. CO i .447 1 A M M /� C V J 0 i ^ O • J ti .,,. . . MANVEL RD ■ 3 0 ro M � Z 0 CC - 0 Q M czi 0 Y C �' L �' huh Q at x 1JW ti N Z p .. 1I a+ M NQ krz O a K 701 ,i U W z Z cq �� c oa O m 4- 02 N 0 '.\" \\\ O M M O n V / M i \ 4\0 v‘ TNVEL RD T .M W D Ls') M EY U i i Exhibit 5 Zone Change 2015-15Z-Midtown at Magnolia Owner Address City State Zip BULLARD MARILYN LOUISE PO BOX 14 PEARLAND TX 77588 FRESS GEORGE L&ELENA 7017 MEADOW LN PEARLAND TX 77584 LUND KATHILEEN SUE ROY&TIMOTHY 6929 MEADOW LN PEARLAND TX 77584 MAGNOLIA 15.152 ACRES LTD c/o SIGNATURE CO. 9337B KATY FWY HOUSTON TX 77024 MUTINA LOUIS JR ET UX 3618 MANVEL RD PEARLAND TX 77584 NGUYEN THU THI &VU DUC TIEN 5222 BLUE SAGE DR PEARLAND TX 77584 POWELL DAVID E 7113 MEADOW LN PEARLAND TX 77584 SIGNATURE EUBANKS&ASSOCIATES 1433 SUMMITRIDGE DR BEVERLY HILLS CA 90210 WELLS RODNEY&SHARON 7033 MEADOW LN PEARLAND TX 77584 MARSH DARCY PARTNERS 8955 KATY FRWY STE 215 Houston TX 77024