Planning & Zoning Commission - Regular Meeting

Commission meeting to order uh Monday, May the 4th, 2028 at 6:30. Uh we have a quorum. We have one mission commissioner. Commissioner Hendricks is out. Uh and that will turn it over to the staff. Good evening, commissioners. Tonight, uh the format of our hearing is first the call to order, then the staff report, which will be given by staff, the applicant presentation following that, then public comments in support or opposition of the case we are hearing. If you are giving public comment tonight, please state your name for the record and address. Please be brief, to the point, and within a 3-minute time frame. Following the public comment section will be the commission and staff discussion. The commission will vote to approve, to recommend approval as presented, approval with conditions, or denial of the request, or they may table the item to the need additional information. City Council's consideration of the CUPs tonight, and the first reading for the proposed zone change will be on Monday, May 18th at their regular meeting. You uh you're done? Okay. All right. Uh I'll entertain a motion to uh accept the consent agenda. Commissioner Haskins motion to approve. Commissioner Fort to second. Okay. Uh do we Anybody have any discussion? I see none. Uh all those in favor sign by raising your right hand.

All those opposed, same sign. Carries uh 6 to 0. All right. That takes us into uh items removed from consent agenda. There was none. Going into new business, uh item one is consideration and possible action, conditional use permit application CUP 2026-0156, public hearing, a request by Renee L. McGuire, uh applicant on behalf of Forgotten Angels Foundation, uh owner for approval of a conditional use permit for uh sheltered care facility use within the general business district on approximately 6.658 acres of land. Location, 3301 Industrial Drive, Pearland, Texas. Can I have a motion and a second? Commissioner Haskins motion to approve. Commissioner Como second. All right. Thank you. And that will take us to staff report. Thank you, Mr. Chairman. Tonight's request is for a 300 I'm sorry, 5,355 square foot residential respite care environment, which is defined by our unified development code as a sheltered care facility. A sheltered care facility within the general business zoning district does require a conditional use permit to allow for the use. We have not received any public comment for or against the request. We did send out mailings to all property owners within 200 ft, um with the exception of one. So, you'll see in your attachments there were six people listed on the um people within 200 ft of the property. However, five letters were sent. Brazoria County um Appraisal District

does not have an address listed for the property directly to the east of the overall site. Um that site is largely undeveloped. There are a few um what look to be older accessory buildings on the site, but not a developed property. The notification sign was placed on the property by the applicant though, so that property owner did have adequate notice. The site, you can see here, is zoned general business. It is the kind of arrow-shaped parcel here in red on the left screen. And on the future land use map, um it is identified as urban living, traditional residential, and professional services all through this site. The proposed location of the actual building is situated in the traditional residential corner of this lot here just south of that existing building. The history of the site, it was annexed into the city in 1983. And then in 1995, it was developed as an office building. Following that, it did start as a rehabilitation facility for adults with disabilities. And then in 2011, a variance was was granted to allow for an expansion of that non-conforming use, being the rehabilitation facility. In 2018, a special exception was granted to allow for an accessory building on a site with an existing non-conforming use. And then in 2022, when they went to expand again, instead of trying to go for a variance or special exception to expand the site, um they went for a rezone from M1 to general business, which would allow for this to become a compliant use. So, the rehabilitation facility is a compliant use at this time. Now, the site is further expanding again, which is for the respite care facility or the sheltered care facility as defined by our ordinance, which does require this CUP within the GB zoning district.

Here is a site plan showing the overall site in red at the top there. You can see where the building is being proposed. And then I've shaded in gray a little bit the buildings that are already existing on the site. So, this specific building is being proposed towards the middle/rear of the site. Um and to the um west of the property. The property is um civic or institutional in nature, which is consistent with those secondary uses that are found in all three of those um future land use map place types. Um so, it does it is compliant with that. It has frontage along Industrial and will be required to meet all of the requirements of general business zoning district when it comes in for building permits should the use be approved through this conditional use permit. And it does already have access to water and sewer. Further, it is um it conforms to all of the criteria which are found in section 2234A of our Unified Development Code for conditional use permits. So, with that, staff finds that it meets all of the criteria including those for our future land use map, um thoroughfare plan, comprehensive plan, and staff recommends approval of subject application with no conditions. That is staff report. Thank you, Katie. Okay, that takes us to applicant presentation. Do we have somebody here? I see somebody standing back there. Uh name and address for the record, please. Um 3916 Quail Run. Um So, it's an 8 and 1/2 acre campus. When we got our permit for the multi-purpose uh building a little over a year ago, um they rezoned it and said everything we gave a total plan of

what the last building would be, our respite. And that's one of the reason they said we should zone it general business. And then when we came in before Christmas around I guess it was November. Um to a development meeting to get our um drawings and everything done, they said we weren't required to do anything else. And then lo and behold, as we're trying to get a permit, we're required to have a CUP. So, we kind of backtrack. And so, here we are. Um this this is um the last piece of property we have, which is a small piece. And our plan has always been to provide respite care on weekends for families that do uh foster care for developmentally challenged people that come to our day hab during the day. And on it's just going to be happen probably uh to start with on weekends. They'll drop them off at day hab on Friday morning. And then they'll pick them up Monday afternoon um when when day hab gets out. So, they'll be um at day hab Friday during the day. And then when they get through, the staff will walk them across the parking lot to the respite house where we'll have some more staff that will be there for the weekend and be with them uh through Monday morning. And then they'll walk them back to the day hab on um Monday to spend the day there. And then the parents will pick them up after that [clears throat] uh approximately 3:30 Monday afternoon. Uh these people have no It's 24 hours a day, 7 days a week, no vacations. And when they're trying to go through a lot of stuff, maybe surgery and recovering or whatever it happens to be, um they desperately need um some respite. So, the clients will be able to come for

a short period of time to give the parents a little bit of a break. Okay, thank you. Uh y'all can sit down. If we have any questions, we'll we'll get back with you. All right, that takes it to persons wishing to speak for or against this item. Seeing no one moving in that direction, I'm going to ask one more time. Anyone wishing to speak for or against this item? Seeing none, that moves us on to the commission. Staff commission discussion. Uh Okay. [snorts]

I know that there's a fence along, I guess, the northeast side where um I think we have future land use as residential. Um just a comment of just making sure that when at site design, some type of buffer or screen um is in place. I don't know what type of fence that is uh currently existing there site plan, but um just might take that in consideration with future residential to the northeast. I have. Hi, thanks for your presentation. I have a question about um maximum residents. Do you I just didn't see any number on the packet. Do you have an idea of number of residents? And then maybe residents versus staffing ratio? So, uh my name is Ted Adkins. My address is 23406 Malbec Drive. Um we're looking at six six um residents for that. Temporary, of course, as Renee was talking about for the weekend. And one maybe two staff members, but mainly one staff for that. So, it's a one to six ratio. Perfect, thank you. And so, you said your hours of operation would be starting on Did you say Friday and then going through Monday? Yes, that is correct. Perfect. Okay, thank you. This one's an easy one. Uh look forward to uh you opening up. And thank you for what you do. Much needed in the community and world. Thank you. We appreciate you guys. You

are You guys actually make it happen for us. I know this is not Ms. Maguire's favorite place to come to and do this. So, I appreciate y'all going through the process and and again, welcome another building to the community. Thank you. Thank you. Okay, thank you. Uh all right, I don't have anything to add to that. I'm going to call for the vote. All those in favor, signify by raising your right hand. All those in against, the same sign. Seeing none, passes six to zero. That takes us to item two. Consideration and possible action conditional use permit application CUP 2026-0161 auto carrier request by Harrison Baldwin of QT South LLC, applicant on behalf of Yul Suk Lu and Sung Duke Chin owners for approval of a conditional use permit for a convenience store use within the M1 district on approximately 7. 173 acres, location 4213 Mcard Road, Pearland, Texas. Can I have a motion in a second, please? Mr. Haskins motion to approve. Commissioner Knight, motion to approve. All righty, and now throw it over to staff. Good evening.

[clears throat]

The applicant is proposing a six 6,445 square foot 24-hour convenience store with 16 pumps on 7.13 7.173 acres with a rear drive aisle for cross access to the adjacent northern property. Please note fuel sales are permitted by right in the M1 zoning district. The convenience store component triggers the CUP requirement. No calls or written comments in support or opposition of this request were received. 11 letters were sent out to neighbors within 200 feet, and a sign was posted on the property. Surrounding land uses include warehouse development to the south, self-storage to the east, and Hickory Slough along the west and north of the property. The future land use is professional services and industrial. Commercial serving primarily industrial buildings is listed as a secondary use under this future land use plan. Site was annexed into the city in March of 1960. It currently sits as a wooded vacant corner lot that will need to be platted before issuance of a building permit. The site is partially partially situated with a 100-year floodway along Hickory Slough. There are approximately four gas stations within a 1-mile radius, 15 between a 1- and 2-mile radius, and 20 between a 2- and 3-mile radius. Here is a map showing stations within 1 mile. Here is the proposed site plan showing the required plantings. Note the upper portion in the right. Here is a zoomed-in version of that site plan.

Here is a digital rendering of the site. These are more renderings from the additional angles. This project is consistent with the professional service services and industrial future land use designation, providing support services to the surrounding employment, is consistent with the thoroughfare plan fronting Main Street and Mcard Road, is consistent with the UDC for M1 and corridor overlay district requirements, and and utilities are within reach of the site. [snorts]

The application meets all the requirements of section 2234A for CUPs. Since it meets all of the criteria and is consistent with the the comprehensive plan, staff recommends approval with the following criteria. Owner of PID 165736 shall grant a shared access easement across the property to allow the owner of PID 567025 and 567023 access to Mcard Road crossing Hickory Slough. These next two were not included in the staff report, but will be added later before it goes to city council. Exterior building facade shall be developed in substantial substantial conformance with the materials as depicted in facade renderings. Columns supporting the fuel station canopy shall be wrapped in masonry masonry masonry material that is consistent with an architectural element of the principal building. This concludes staff presentation. Thank you. Uh that takes us to applicant presentation. State your name and address for the record, please. Hi, my name is Harrison Baldwin. My address is 17175 uh Tomball Parkway, Suite 5B, Houston, Texas 7064. My name is Colin Potter. Uh address 17175 Tomball Parkway, Suite 5B, Houston, Texas. Great. Uh Commissioners and planning staff, we want to first thank you for your time today. Um My name is Harrison Baldwin. I'm a real estate project manager from QuickTrip. Um and we are here to talk about a little bit of background about ourselves um as well as what we're coming to offer here in Pearland. This is my colleague, Colin Potter. He is a real estate manager here uh at QuickTrip as well.

Uh just a little bit about myself and history. I've been with QuickTrip now for 11 years. Um I have an engineering background. Originally started with QuickTrip in the engineering department. Going construction, I moved my family out to the Carolinas to build stores uh on behalf of QuickTrip, then moved back to Tulsa uh to do construction in different capacities at corporate. And 2 years ago I joined the real estate team, come down here to Houston uh to get the Houston market off uh off and running, so um joined the real estate. My job is site selection and uh I'm I'm land acquisition. So, I put this site under contract, and I did share more about QuickTrip today. My background is a little bit different. I just started here with QuickTrip about a year and a half ago. Um I My career is uh mostly in uh development uh commercial development with C-stores with fuel. Um mainly I've basically worked for all of our competitors up until about a year and a half ago, and I got kind of tired getting uh the floor wiped with me, so I finally decided to join the winning team and get on with QuickTrip. Um I handle all of our permitting and entitlements, basically everything up until construction phase. Uh so, planning staff, I'll be dealing with you a lot. Um and y'all have been great so far, and just wanted to say thank you for that support. Uh just to touch on our core values here um to run through them just real quick. Uh be the best, focus long term, do what's right for QuickTrip, never be satisfied, and then my favorite one is do the right thing. Do the right thing is something that you'll find behind every decision QuickTrip makes um in our site selection, our site design, every aspect of our sites are have a lot of intent and purpose behind them. Um safe by design is a big one for us, but it also translates over into how we operate our stores, the safety of the employees and our patrons, um and pretty much everything else that we do day in and day out. Uh one of my favorite core values is do uh focus long term. Since we're in the beginning of the process, we're we're making decisions that affect 80,000

additional employees um as we're an employee-owned ESOP company. Every decision we make, because we never sell or franchise our stores, we live with those decisions for the next 50-plus years as we operate this store uh and can provide support for those families that we work with, so focusing long term in all of our decisions to make sure we're doing the right thing for QuickTrip in the community is very important. That brings to our next slide. Our mission statement and purpose is to provide opportunities for employees to grow and succeed. The way that you'll see that work at QuickTrip is our goal is to put more stores in good positions where benefit the community and QuickTrip employees around us that are safe for everyone who's working there or safe for patrons of the of the stores as well. More stores we put in, more managerial positions open up for employees to move upward in the ranks, more employees get to move in and join our team. Um here on the right you have our founder, Chester Cadieux. One of his famous quotes is, "If you're not taking care of the customers, you better be taking care of someone who is." That really goes to show, I mean, like I talked about previously, we don't work directly with the customers, but we create stores so that we can provide opportunity for store employees to take care of the customers. So, once again, just everything we do is really the end user and provide that best customer experience for the community. Here's just a few facts about QuickTrip we're particularly proud of. Um 16 years on Fortune's list of 100 best companies to work for. Uh consistently listed on Forbes top 100 privately held companies. We're currently sitting at number 20. Um each new store creates an average of 20 to 25 new jobs per location, meaning most of those jobs are going to be coming and being We're going to be hiring people from within the Pearland community. Um and we're happy to add those people to our team should this move forward with your approval. Um the average store manager salary here in the Houston market is about 112,000 up to about 120,000 per year. The average entry-level assistant

manager starting pay is about $52,000 per year, which is 30% of the national average. Starting part-time pay for someone who's in college, wants to pick up a part-time job, um you know, managing their education or a couple of other maybe another job, is starting at $17 per hour. Another awesome thing about QuickTrip is how much we give back to our communities. On average, we give back 5% of our uh profits back to the communities in which we operate and work in, so um we're excited to get more stores here in the Houston MSA and start giving back to the communities that we operate in. Nationally, we are also recognized as a safe place. I thought I would um you know, safe place. Um So, what that program is is our clerks are trained to take in at-risk youth and children that need help. Uh they'll they'll take them into the store, give them food, water, safe place to do uh hang out until the proper authorities are called so they can get assistance. Uh we also partner heavily with United Way and Folds of Honor which are awesome organizations as well. Here's just some you know, we also we give money back to the community but we also give time and effort. Um in the upper right we do day of caring. So we give back sal- you know, salary employees work hours to local communities. Uh participate in QuickTrip Folds of Honor uh races and community marches and then just pop-up events at stores as well to support the community. Here's just a quick overview of our expansion. Uh you can see at this point we're almost coast to coast um with our latest market that we're focusing heavily in investing into the Houston market. We're up to over 1,200 stores nationwide, all privately held, all operated by us.

Something we're particularly proud of too is our security that leaves nothing to chance. We have state-of-the-art uh security implemented to all of our sites. Um in addition to all of that it's actually so good that we partner with local law enforcement uh that if there's any you know, person of interest that may have possibly come through the area or possibly runaway child that may be seeking food or some shelter somewhere, they probably come through a QuickTrip in the last 24 hours cuz I think you'll find once there's one around most people have. Um and we work with them closely in partner to help find those individuals and and help them with anything we can. What's really awesome about that too is uh we have at corporate a 24/7 manned I QuickTrip employees um service center that if something happens you click the button on your belt, all our um store employees have it. It pulls up all the screens to that command center and they can give instant feedback and call out the local authorities to that store to help deal with any situation that they have. Here's just a quick shot of what our store security plan looks like. Um depending on the model of the building um there's anywhere from 15 to 25 external cameras that really leave no inch uncovered as far as security goes. Something that we're rolling out very recently and we're exceptionally excited to bring you guys are is our fresh food program. Um so something that we've started doing uh in this particular building that we're going to be offering is our generation four which will come with fryers but also has a lot of food made from scratch uh made fresh custom the way that you'd like it. Uh and also we have a lot of food that's ready uh pre-made ready to go uh that's made right there in our stores. Everything is made in our stores from our sandwiches to our wraps, even the donuts which are particularly good. And um and what's great is you can order something and basically fill up your car and it's pretty much ready by the time you leave. Definitely try the breakfast pizza. That's the breakfast pizza. Here's just a little bit about what our

customers are saying. I love this tweet on the left. Um went to QuickTrip line of two customers for him so suddenly 17 employees appear, did my taxes uh gave me directions to my next stop and didn't even have to tell them where I was going. Um a lot of the comments too are people that have lived in QuickTrip markets and they move away from QuickTrip markets, they really understand what they're missing. Um so I hear a lot of cases, you know, somebody that lived in Des Moines, moved away they're excited to be back in QuickTrip markets and get that customer service and offer we offer. Now we'll get more into this actual site design at the Northwest corner of Main and McHard. Yeah, so as you saw recently uh this is our proposed uh is a renderings of what our mature site will look like. You can see we've um invested a lot in landscaping here as we're in two quarter overlay districts. Um

[clears throat]

and we're on you can see our store is facing Main Street um and then McHard Road where the ring wing road attaches. Um this is uh this is our site plan. Um for anybody who's not super familiar here, the big white box is is our building about a 6,500 square foot building which is necessary to implement and fit everything that we're offering in from our our stores um to oversized bathrooms and then you can see our fuel canopy which faces down towards Main Street. In preparation for the meeting, you know, we had discussions um about providing access to the property behind us um as one of the conditions of our CUP approval. Um we're willing to grant a access easement across the property so that that that property either those industrial or future use has access to McHard. You can see that on the top of the site plan.

[clears throat]

This particular location is going to be rolling out our newest generation four building which we're really excited about. Uh the generation four building is mas- uh highly has a lot of masonry like our other buildings so the brand is cohesive with our older store. Um but we do have a lot more glass on this, the tile and we actually did just open our first generation four up in Tulsa uh two weeks ago. There's a lot of buzz and excitement going on with it. Um it's operating really well and we also opened our second one in Joplin last week. Generation four is here. This is just simply a rendering of what our gas canopy is going to look like. Uh cool thing about QuickTrip, you know, we're a non-branded gasoline. It doesn't say Shell or Chevron but we are top tier and we have a guaranteed gasoline policy. If your car or customer's car is ever affected or damaged by our gasoline, we're going to make it right and fix their car for So you ask this site looks so great so why CUP? Well, apparently the current zoning in one light industrial does allow fuel sales but require but requires a conditional use permit for a convenience store. Uh the proposed QuickTrip gasoline station convenience store does represent a beneficial use of this property providing the necessary services to the expanding employment area. And the proposed use is consistent with this M1 zoning district uh Pearland unified development code and the goals outlined in Pearland 2040 comprehensive plan. So with that we do request approval for this conditional use permit. That's why QuickTrip's more than a gas station. Right now we can't dialogue with you but when we get to that point in it we'll call you back up we have questions. Okay, thank you so much. All right, that moves us on to persons wishing to speak for or against this item.

Seeing no one moving that direction, I'm going to ask one more time. Anyone wishing to speak for or against this item? Seeing none, that's I'll throw it open to council and staff so commissioners staff Trey, you want to kick it off? Thanks for coming tonight and presenting to us. Um [clears throat]

corner of two majors is always a a good decent spot for a gas station and um looks good. Um welcoming you to the city. Appreciate it. Thank you. Thank you. Um I guess I say this a lot uh in our town. It's uh it's becoming more and more short on land. Um you know, this is a challenged parcel and that's why it's been vacant for so long. So uh appreciate uh you know, the efforts here by staff to to make it work and and QT for for wanting to come into Pearland. Um this is Main and Main. Well, I guess it's not Main and Main. It's Main and McHard. Um but it's a it's a very good intersection and I think you have some some more industrial activity coming in very short order. So uh appreciate uh that our rules allow uh this to happen. Um I do appreciate also that staff came in with uh with gas stations you know, with the one-mile radius, three-mile radius, and five-mile radius and I'll tell you from past experience um with QT and when I I now traveled quite a bit in my career uh when I'm in Florida it's Wawa. Um but

and where he touches. But I love them both and I really am disappointed that you put one in Bastrop right across the freeway from Buc-ee's because I'm really I'm torn. I got to tell you I'm torn. But welcome to the neighborhood. I I I hope I hope this this body sees the wisdom of supporting and and council does too. I appreciate the presentation. Learned a lot about Buc-ee's. Appreciate a business that has a good model and values. This is probably just for my personal knowledge. Didn't mention earlier about the four gas stations within a mile and 15 within 2 miles. How how does how does that how does the market work you have saturation like that? Cuz one of the things we always hear driving [clears throat] around the community is like, "Oh, there's another gas station." So just just curious. Yes sir, and not to beat a dead horse with the saying that we all love truly we are more than a gas station. You know, you go there to fill up, you go there to maybe grab a quick Coke that you can find anywhere. Here, you're getting service, you're getting personal investment, you're getting actual genuine interest in how your day's going. You come here. I think that people vote with their feet, people vote with their wallet and I think that you know, there might be saturation with gas stations but that's typically not why people are coming into business. No, I mean on the competition note, you know, by upping the standard, it ups everybody's standard. So even in some store we have 13 stores open now in Houston. Some with a lot of competition on them and we're already seeing those competitors step up their game. So it's a real win-win for everybody. We personally think we're the best and we're going to win everybody over in

time with customer service and operate the way that we know others just cannot. Are y'all cyclist friendly? We do have bike racks. Cyclist? Yeah. I cycle around town and we have a lot of bike groups around here and there's been some convenience stores that aren't pretty welcoming and then some are so I was just I was just curious. We we do have bike racks and we have some outdoor seating so you can come get coffee in the morning on a bike ride and enjoy a coffee and a donut. Pretty cool. Thank you. Thanks for your presentation. I think it's a great use for that land for that location. I think you'll do great in the Main Street in the area and looking forward to having you in the community. Look forward to being here. For staff and I guess for the applicant, there was some additional things that were added. Um The exterior facade shall be developed in substantial conformance with the materials as depicted in the facade in facade renderings. I'm assuming that you you tend to have a standard model and you showed us a few. That's that's an okay. Um the one above it I think you answered already that you're going to provide access to the parcels to the north or at least the easement thereof. Um and then the column supporting the fuel station canopy need to be wrapped with masonry. Is that is that typical for for other gas stations in the area? And if so Yeah, that's correct. I mean we've seen every gas station. I think I think the most recent one we saw was in like 2024 mid. We haven't seen a gas station in a while but that one the one on McCauley just down from this was probably one of the more recent gas stations and that one had very similar conditions with the

exterior facade and wrapping up the masonry columns. What we what we kind of noticed is opening up the visibility to the store and having just the steel columns. Um and then honestly a little bit of a safety issue to get in and out of the canopy. Um masonry columns just add a lot of chunkiness to the canopy. That would be our our take on that. Is there a I know they make fake masonry products that are much thinner. Is that is that I mean we're not doing masonry for anything other than decorative, right? I would say that's correct and I would say that maybe presenting and that's something they can do at city council is present what hey, this is an option we can do to still get the the look of it. I would say and we may do a little research as well cuz some of those CUPs that have had that condition they're built now. So looking at those and looking at hey, this is this is what they've been built to in the city just to kind of give a comparison of ones that have done that to date. Well, I I dislike opening my car door and hitting something and I do it at gas stations more than anywhere else combined. So that's what it Yeah. Turn in a claim. All right. I'm not going to I I agree with everybody up here. You know, that's a proven uh uh gas station will be beat up tomorrow. So but it looks like it's going to get done anyway. So I'm going to call for the vote. All those in favor sign by raising your right hand. All those opposed same sign. Passes 6 to 0. Welcome to Pearland, Texas. Thank you, commissioners. All right, that takes us to consideration and possible action. Uh uh zone change application ZON2026-

0143 I'm I'm so sorry to interrupt but just to clarify, was the vote for approving it with the conditions as presented? Do we Okay, that's what I don't understand. The on this right here, are we going to have to do that or can it go to city council like that? Because this is not the we we're just recommending this to them. They let us vote but this is just a recommendation for a CUP that goes to city council. Yes, but you can recommend the CUP with additional conditions or you can recommend the CUP just recommending the CUP. Okay. So All right, so how you want to do that? You tell you walk us through it on how how we do it then. Well, the the original motion and second were to accept CUP as is, correct? Correct. So I would suggest amending your original motion, voting on the amendment and then voting on the motion as amended. Okay. All right, can I have a motion and a second to Okay. I think I I think I believe I have to, correct? Cuz I made the original motion. You don't have to but yeah. I'll be the plaintiff. Uh Commissioner Haskins, I'd like to amend my original motion to include the staff recommendations as presented on the screen uh for CUP 2026-0161. Commissioner Noll, I'm seconding it without the condition number three. No, you all you can do is second it. Okay, I'll second it.

All right. Now The next vote would be to vote on the amendments. On the amendments. And then if those pass, then you would vote on this conditional use permit as amended. Can we discuss? Can we discuss the the motion that we just did? Yes. Okay, Henry. Um I I guess I'm hearing our staff suggest that they would do some research on number three. So I'm okay with one and two. I I I just as soon staff do the research and then present that to council at that time. But that's I I I realize I'm one of six. Okay, we've already passed it. Okay. But we've already got a motion to approve and a second to approve. And uh so we need to call for the vote on what we just made a motion to. The vote right now would be on amending Amending the motion. I mean on the amendments.

With amending to add the three conditions recommended by staff. Okay. All right. I'm going to call for the vote. All those in favor sign by raising your right hand. All those opposed five to one. That's on the amended on the amendments. Now voting on the amended motion. All those in favor sign by raising your right hand. [clears throat] All those opposed same sign. Passes 6 to 0. Okay, we got it. Now we're going to go to item three on the docket tonight. Consideration possible action zone change application ZON2026-0143 public hearing a request of Muhammad Darwish Monumental Engineering Services applicant on behalf of Welcome Real Estate Services LLC and Belinda Bockel trustee owners for approval of a zone change from the Spectrum 3 District and Spectrum 4 District to a planned uh development PD district incorporating approximately 9.143 acres of land in the existing LNR uh Clear Creek Planned Development location. is 1402 Kirby Road, 1123, 1127, and 1414 Frouge Road, 14933 and 1501 Hopper Road, Pearland, Texas. Can I have a motion and a second? Commissioner Haskins motion to approve. Commissioner Como second.

Okay, thank y'all. And that takes us to staff report. Thank you, Chair, and sorry for making you say so many addresses. There's a lot of addresses with this property. Um so, the applicant is seeking the approval of the requested zone change from the Spectrum 3 and Spectrum 4 districts to the PD zoning essentially an amendment to be incorporated into the LNR Clear Creek PD. Um and this is to develop the subject 9.143 acres, which is the subject of the zone change, in conjunction with the adjacent 16.92 acres that were incorporated into the LNR PD in 2023. And I'll be showing this in a later slide. And so, to date, staff has not received any comments in support or against the request. Um and a legal ad was posted in the newspaper. Uh public notices were sent to all property owners within 200 ft. And notification signs were placed on the property. And so, here we get a look at the the subject land. It's kind of broken up actually into three uh three parts. And so, those are kind of a mixture of that Spectrum 3, which is the blue hatch, and then that Spectrum 4 um zoning. And these are some of our areas up in the lower Kirby area, which is that uh most northwest portion of the city. And so, looking to rezone those three sections and trying to incorporate them with this kind of this intersection with which is currently a part of the PD, which is that 16 17 acres, um to create one big development to be able to develop it under the same regulations. And so, kind of surrounding the area, you see uh more of the LNR PD is to the north with that green up there, but then there's a mixture of Spectrum 3 and Spectrum 4 zonings as well. Um and the surrounding uses include uh medical and research building to the uh east along Kirby Drive. Um there's actually one residence to the southwest. It's kind of a small property. And then all the other property is pretty much undeveloped land um that hasn't been

developed or buildings have been demolished since, and now it's vacant. So, here we get a look at the future land use of the property. It's within the professional services and industrial um zoning. And specifically for the LNR PD, they're requesting uh what's called District C. Um it's essentially the most um industrial or manufacturing focused district within that area. So, it aligns with that place type. In terms of some history on the property, it was originally annexed in the city in 2005. Um and the properties that are a part of all of this, they've either been residential use or vacant since 1964. As we look at some of the review criteria, the proposed District C, um which is our industrial district within that PD, is consistent with professional services and industrial place type. In terms of the thoroughfare plan, the property is financial on Kirby Drive, um which is a major thoroughfare and rightly has been dedicated for. Um and then also Hooper Road and Frouge Road, um which are um roads that are to be widened, and dedication may be needed as well uh for those roadways. Um and in terms of the UDC, uh the PD, ensuring that this property is a part of the PD will help to maintain the same requirements as the existing PD as well as that property next door, such as building height, setbacks, landscaping, and any other development requirements. And then in terms of utilities, they have access to utilities along Kirby Drive. Let's look at the development criteria uh the approval criteria on that for a planned development. Um the planned development or proposed PD amendment met six of the seven criteria. And then the last criteria is actually not applicable as it more focuses on residential um PDs, which this doesn't have any residential within it. And so, the proposed PD amendment will incorporate the subject land within the mixed-use industrial district of the LNR

Clear Creek Planned Development and will help ensure the similar design regulations are applied to the entire proposed development. And then additionally, it should be noted that the LNR Clear Creek PD uh as proposed um with this amendment will provide for a superior development by including Hooper Road as part of the streetscape plan that would be required to meet actually the design guidelines that are subject to Kirby Drive and Beltway 8. So, to ensure that this uh Hooper Road kind of gets developed to the same regulations, and it will actually be developed to Kirby Drive, which is one of the major roadways. So, ensuring that a a heightened design is uh completed with this project. And so, therefore, staff recommends approval uh of the proposed zone change from the Spectrum 3 and Spectrum 4 districts uh to the planned development to incorporate the land into the LNR PD. And that concludes staff's report. Thank you, Patrick. Uh

[sighs]

that takes us to uh pers- uh to applicant presentation. Are they here? Uh yes, Amelia. We have Yes. Name and address for the record, please. Name Muhammad Darwish. Address is 2825 White Crystal Drive, Houston. Uh so, the uh the owner, you know, he's really uh asking for approval for the zone change from Spectrum S3 S4 to a PD so he he can incorporate the recently purchased properties, the 9.136 acres, into his existing uh 16-acre land so he can start developing, you know, the land uh you know, mentioned just earlier by the staff. Okay, is that it? That's it. All right. If we have any questions, we'll call you back uh All right. Um I've got anyone wishing to speak for or against this item? Asking one more time, anyone wishing to speak for or against this item? Seeing none, we're going to go to staff and commission. Um Daryl, you want to kick it off? Okay. Mr. Como. Okay, Jim. I have a couple questions for staff. Um I just wrote down, is the timing of road improvements aligned with the development, and will the utilities be extended prior to the development? Yes, I'll say with uh with the roadway development, this is something that actually the the developer is playing a pretty heavy role in because their development's kind of not hindering totally, but it is hindering on being able to do this. So, they're working actually with our one one of this area's economic economic development corporations uh very heavily focused in this area. And so, they're actually working with the applicant um on that. And then um in terms of utilities, um right now through Kirby

Drive, they have utilities. So, uh if they plot it all as one lot, they can just run utilities through Kirby, and they don't need to um extend utilities cuz that's one of the things about one thing to build a road, it's another to actually also extend utilities. But if they decided to subdivide the land and create a lot that didn't have frontage on Kirby and only had frontage on Hooper, then they would have to extend. Um so, that's one of the things that we've been discussing uh with the developer throughout the process. That's it. Thank you. Try it. Uh just a quick question. Uh the gentleman that that stood up, thank you. Um you you're stating that this land is going to join other lands or you're combining them in this PUD? Yes, we are combining all these, you know, parcels that highlighted, you know, in the yellow borders, you know, into the green land, the PUD. Okay. Okay, so I I was just making sure it wasn't across the street or something like that. This is this is it. Fantastic. Thank you.

[clears throat]

Uh I really don't have much to add either. I'm uh I'm I think a PUD is probably what's needed in that that area right there anyway. Um So, I'm going to call for the vote. Are they everybody in favor? Sign by raising your right hand. All those opposed, same sign. It passes 6-0. Thank you. Uh that takes us to City Council update report. Good evening, everyone. All right. So, we had council last on April 27th. And we had the second reading for the zone change from general commercial to the planned development to accommodate the light industrial use generally located south of Knapp and east of Main. This was the Junction PD and it was approved. So, that's done. Oh. And that was the only item we had on council for the 27th. Looking at our future though, we have a joint workshop on May 11th and I'd like to share a correction. The time noted in your agenda was 4:30 and that has been revised to 4:00. Next, we have another workshop on May 18th starting at 4:00 as well. And then our next P&Z regular meeting is Tuesday, May 19th. This is our second and final Tuesday Planning and Zoning Commission meeting. And that concludes the update. Thank you. Could I ask you, um, which of the May 11th or May 18th is the UDC? Great question. That is the May 18th.

All right. Anybody else have anything to say? Seeing none, we're going to adjourn this meeting at 7:24. Mr. Chairman, one quick note after the meeting has already ended. Um, I would just like to welcome our newest senior planner, Lamia. Um, so Lamia Salem is here. Um, she was working in Baytown prior to this. She is coming in at the senior planner level and we are very excited to have her on board. Welcome. And the presentations tonight were great. All of them. Thanks.