Planning & Zoning Commission - workshop

I'll now call to order the City Council. Welcome, first of all, to the City Council Planning and Zoning Commission Joint Plan Development Workshop. I'll call this meeting to order at 5.02 p.m. on August 24, 2026. And at this particular time, I'm looking around, I have a roll call, and Madam Secretary, it looks like we do have a quorum. And then at this particular time, I'll pass it over to Planning and Zoning.

Thank you, Mayor. We do have a quorum tonight, but we do have two members absent, Mr. Eisenberg and Mr. Haskins.

Thank you for that. Next item on the agenda is citizen comments, and I was told that we do have some citizens that have signed up to make a public comment. Mayor Pro Tem, would you mind facilitating this particular point?

Thank you, Mayor. So, yes, we have one public comment. Travis Bolt, if you can please proceed to the podium, and you will have three minutes. Please state your name. Thank you so much for being here. To the podium. Thank you, sir.

Thank you. Good morning, or good afternoon, Council, Mr. Mayor, and all attended. My name is Travis Bolt. I'm a resident here in Pearland. I'm here to make comment of what I believe to be some unethical, anti-democratic action council made last week when they attempted to sneak on an agenda item that would have stripped the mayor of his ability to influence agenda items. Quentin Wiltz was one of the first people I met when I moved to Pearland. Almost a decade ago, he was actually canvassing his first time that he ran for mayor. Since then, I have worked with him and many others to try and bring Hairland into the 21st century. I believe that Quinton's election this year is the first tangible results that we have seen of almost a decade of work. The actions that this council took last week was both underhanded and anti-democratic. It stripped me and thousands of voters of our ability to influence local Pearland politics. And it is something that you need to be aware of that people watch and take note of. This is not cute. This is not a game. This is undermining our democracy, which is something of a theme that we're going to see as we go through this year. Please take the note from the voters. Change is coming. And if you want this to be the cohesive change that it should be, I've lived in Texas for over 40 years. I have resigned myself to being ruled by people that I generally disagree with because I understand we live in a democracy. And when enough people that agree with me stood up, that change could be implemented. The actions that this council is taking, the actions that people above this council in the government are taking, is anti-democratic and should make everybody concerned. In the words of John F. Kennedy, those who make peaceful revolution impossible will make violent revolution inevitable. Thank you.

Thank you, Travis. We appreciate your comments. That's all, sir. Mayor.

Seeing no additional comments, I'm gonna move on to, I'll now open the new business, item one, for request by Alan Mueller, applicant on behalf of TFM 529 Ventures LLC, owner for a planned development workshop as required by the Unified Development Code regarding proposed development consisting of up to 315 multiple family units and general business development with a stipulation on approximately 13.303 acres of land. And staff, I believe there's probably a presentation report.

There is. Thank you, Mayor. Good evening, everyone. This is the very first step that is required by an applicant in order to submit an application for a plan development, is this joint workshop. And so the selected base zoning is multiple family district, MF, for 8.7 acres, and general business, GB, for the remaining 4.3 acres. As the mayor stated, up to 315 units within two buildings with both one and two bedroom units only. Proposed amenities include a pool, a dog park, covered parking, detention, and common open space, as well as 6,500 square feet of GB to begin construction prior to the completion of the multifamily development. would like to share that we do not send out public notifications for joint workshops. However, we have received one comment in favor of the plan development. So this property may have started to sound familiar to some, and that is for good reason. As in September of last year, a PD workshop for up to 315 units within two buildings, four stories each was, as well as GB dedicated acreage was submitted and heard by the council and the planning and zoning commission. And then in November of 2025, the first reading of the zoning change was heard and the case was denied with a vote of one to six. And this slide looks a little bit overwhelming, but I did want to present the zoning case that council heard in November is the middle column, ZON 2025-0454. And the PD workshop we're hearing tonight is on the right side. And I want to indicate that on the right side, you can see some colors. The green indicates an increase from the previous submittal. The purple color indicates indicates a decrease from the previous submittal and the orange color indicates no change from the previous zoning case submittal. And then on the bottom we have the previous zoning case design plan and then on the right side of the screen is the proposed design plan with this PD workshop. Happy to go over this in a later time if you'd like. So let's look at zoning. The property is currently zoned GB. And to the north, we have some GB zoning. And to the south, we have multifamily district with lakeside point apartments and townhomes. To the west, we have neighborhood service district and multiple family. We have some vacant land and the reserve at Tranquility Lake Apartments. And then to the east, we also have GB zoning, and it's currently vacant. Our future land use map has this area split with commercial center place type and compact residential. And then I wanted to provide a breakdown of the proposed units. As I did say earlier, there's only gonna be one and two bedroom units. The estimated number of units is 235 one bedroom and 80 two bedroom. And shown on this screen is the proposed deviations. I'm not going to go over every single one of them, but just wanted to provide an overview. This slide shows project coverage, density, building height, and open space deviations. And this second slide focuses on parking and signage. Now let's look at the proposed design plan. You can see the GB close to Broadway and Oak at that hard corner. And then towards the rear of the property, you can see the development proposal with the two buildings, common open space, surface parking, and detention. And then here is a draft rendering provided by the applicant. And speaking of the applicants, they are here tonight. And with that, I'd like to close the staff report and pass it back to you, Mayor. Thank you.

Thank you for that report. Is there a presentation? Of course. Thank you. When you go to the podium, please just state your name first and then proceed. Very good.

Hi again, Alan Mueller this evening, also accompanied by Dr. Massoud Modimetti, one of the landowners, Nick Modimetti, as well as David Minton, an associate with Alliance Residential. And so the three of us are gonna tag team our way through a few slides, but we're gonna try to update you on the progress that have been made in the last year, and then we'll be eager to hear what you have to say. So first of all, just a reminder, I think most of y'all know most of this. You know, this is a Class A multifamily project. It has an urban-style footprint, which is what we have heard many times over. This is the type of product that folks are looking for in Pearland, both from the public, but as well as from other projects that have been approved. Again, interior, air-conditioned corridors, elevators. So this is, you know, first-class, Class A projects. Same with the... general business that would be facing on to 518, so that we'll all be integrated together to match as a Class A project. So as you know, we were here, and as was said, we were here last year, and we want you all to know that we listened, and we learned, and we have done our best over the last nine months to get feedback, and to talk to others, and to improve the product that is in front of you. And so we are gonna step through a few of those things, and I'm gonna ask Nick to take over at this point.

All right, Nick Modimetti. Thank you, Alan. I'm very excited tonight to be here and to update y'all on the progress we've made over the last year in trying to listen to the council and the community. And as I emailed all of y'all a little while ago with the letter, and I can provide a copy of it here, we have spent a lot of time sitting down with the Avalon Terrace HOA, which is the community to the north of us, and we're excited that we have reached an alignment with them in principle as to a first of its kind agreement in the city of Pearland where we are actually going to be A, contributing $175,000 to their HOA for the HOA to use as they determine fit to improve their community amenities, and we're also committing to installing a traffic signal at Oak and 518, which as you see on the slide, is about another $350,000 investment on our part. So as I said, the partnership is particularly unique because as far as we know and as far as Alan, who's been in the development community here for decades, it's the first time a developer has ever entered into a private agreement with a neighboring HOA to help address concerns. And in addition to our commitments in the HOA financially, as well as the traffic signal, we're doing something which I think is truly unheard of, which is we're offering the HOA a lien, a contractual lien in our property, which allows the HOA to foreclose on our property if we do not deliver our commitments as promised by the community benefits agreement. And we hope that this just goes to demonstrate how deeply we desire to be partners with the community and do right by the HOA that's adjacent to us. So just to kind of detail quickly what the HOA has told us they're planning to use the funds for, as you might recall in November of last year, The real issue started with the pool security that they had existing problems with, people jumping over their fence. So they've told us they intend to use these funds to install a new fence around their pool that will prevent folks from jumping over. They'll install new lighting, deterrent landscaping, as well as do some other work on their pool. And we believe this is gonna help address those concerns and preserve their property values moving forward as the general area, in addition to our project and the Asian Town develop. This partnership also is very important because it expedites the signal at Oak by several years, which is likely to help quite a bit with traffic flow and safety at the intersection. And we're also committing in the PD, which we will add that regardless of what our TIA says, even if it says the signal is not required, we're going to go ahead and do the signal no matter what. And we're also going to add a condition to our PD that says we're going to do a full TIA and every improvement that's required we're going to complete prior to getting a building permit for the property. So in addition to the HOA agreement, some other things we've done in listening to the feedback is we've increased our general business commitment up to 6,500 square foot to be delivered with the multifamily. So we're not just here to tell you, give us multifamily. We'll do the general business later. They're going to happen at the same time with phase one. We've also increased our masonry requirements on both the multifamily and the general business, which equates to about a $500,000 investment. And then lastly, we've increased the balconies on our property from 30 to over 200 units having balconies, which is a $1.5 million investment. So one more idea we've had, and we are just here to tell you about and hear what the city thinks, is we've, as a family, been a partner with the city on other projects. And we've been a partner on our Parallel Parkway property. And we know the city has a deep desire to continue to preserve that piece of land. So we verified with the city that our property here is in the same park zone as the property on Pearland Parkway, and if the city desired and was interested, we would be willing to contribute, instead of paying the park fee, we would deliver these two acres of land there, which is what the code requires us to do, while asking for no consideration from the city, despite the fact that the value of the land is significantly higher than the park fee would be. So just an idea, something we think would be really helpful for the community, and we're hoping to hear what the city's feedback is on that. And with that, I'm going to turn it back over to Alan.

Thank you, Nick. So just a few reminders as to why this project makes sense in this location, as well as some reminders about what some of the details of the project are. But I'm sure you all recall this is a very narrow and long piece of property. It's been very difficult to develop over the years, which is why it's vacant. And up until very recently, it had very limited access only on Broadway. The Moda Medis were able to secure access via Oak Road, which is a private street, but they were able to secure an access easement to be able to use Oak Road, which makes this property more usable. As you know, it's surrounded currently on at least two sides by multifamily as well as a rental community. And so this generally fits in with the area. It also is consistent with the comprehensive plan as well as the EDC corridor plan that talked about having a commercial center towards the front and other higher density residential uses toward the back. I think it's also important to note that the Moda Medis have marketed this track for several years and have had interest from single family builders, but it has never materialized just because of the poor location and the difficulty of being able to build here, especially with the surrounding uses that are already there. So again, this is the product. Again, reminder, four-story building, and we have a short video that hopefully I am adept enough to show you. This is another project that Alliance has done, but this is, give you a sense, it's just a few, about 30 seconds. It's not showing on the projector. If we can get that to come up later, we'll do that. Unless you know the magic button. We have great music to set this to, but you can't hear it. Anyway, this just gives you an idea of not only the interior of some of the apartments, but these are the public spaces at a very similar project that Alliance has recently completed in terms of the interior public spaces for the residents, as well as the exterior amenities in the courtyards, as well as the building style and the materials that can be expected here. Obviously reached the end of my technical abilities.

All right. So thank you.

Okay, just again, reminder, two building footprints, both with activity courtyards, detention pond with walking trail and other features around that. The green promenade connecting the two buildings, which is a feature we added after the first workshop a year ago. This is another area that we think we're very proud of and also very unique to projects that Alliance has done. This is added based off of feedback that we received to create some extra green space that is connecting the two buildings and has additional game areas, sitting areas, and shade structures. As you've seen in the video, but also just highlighting again, the two courtyards with all the things that you expect in these Class A facilities, you know, resort-style pool, tanning decks, shade structures, kitchens, outdoor games, and then on the interior, as you saw in the video, fitness room, game rooms, catering kitchen, as well as co-working space for the residents. And summing up, I think probably what we think are the very key points in all of this is, first off, again, urban style, four-story product. This is what people have said is what the look and feel for Pearland needs to be in the future. Interior climate-controlled corridors, elevators, 100% market rents, no subsidies. This is a product that appeals to young professionals that find Pearland appealing, that want to live here. As was noted, 75% one bedroom, no three bedroom units. We also, in the PUD prior, had upgraded all the landscaping, the trees from two inches to three inches. All the perimeter fencing is iron as opposed to wood. And again, the nearest neighborhood is at least 830 feet away to any single family residential, so there's no line of sight issues. A year ago, we had also met with Dr. Berger at PISD, and have confirmed with him again recently that the four schools there that are listed, those are the schools that this property would feed into. They all have current capacity, and if you look at their projected enrollment going forward, it's actually a decrease, so there's no concern from the school district perspective in terms of capacity for any students that might be there. And finally, last time, there was a concern about the bus stopping on Broadway as opposed to going internally, and we have confirmed with Dr. Berger that that instruction has gone out, that there is a designated spot on Oak Road where they should be picking up. And with that, I'm going to ask David to cover a couple of topics.

Good evening, I'm David Minton with Alliance Residential. As you can see here, we have rental comps in the area and demand is strong in Pearland at 95%, well over Houston MSA's occupancy at around 90%. We will be top of the line on market rents given we are providing quality product with balconies, masonry, and best-in-class management. Alliance Residential, we were founded in 2000. Year after year, we are one of the largest multifamily developers in the country. In 2023, we were number one developer in the nation. We've developed, since our founding, 140,000-plus units. Through our relationships, we partner with best-in-class 24-7 management companies such as Graystar and RPM, and we have history of building quality product that is meant to last long-term. At the conclusion of lease-up, we estimate the project will be worth $91 million today.

And then just to wrap it up, I want to talk about the general business as well. So like we had proposed in our prior hearings, the idea for the general business is to be a walkable amenity for our residents, not just in our property, but in the surrounding areas as well with the existing apartments. So we are putting firm commitments to actually make that a reality. In the PD, there is a commitment for outdoor patio space. As I mentioned earlier, we are committing to the development of the general business first phase With the multifamily, we are not here to tell you to give us a multi and then we'll do it later. We're doing it now. Like with the multifamily, we've increased the landscaping beyond what's required under the UDC to make this really a high quality product. And we've also voluntarily eliminated 46 uses that are not consistent with the vision of the PD in order to protect this property and make sure it's a first class development like we're proposing. So to wrap it up, what we really believe, there are six key points here. We think this is a quality mixed-use project, adding a housing diversity that we believe the city is looking for. It's consistent with the city and the PEDC plans. And as David mentioned now, the final terminal value of just the multifamily without the GB is going to be $91 million. That's about $10.5 million per acre, which we know the city will appreciate. property tax value that will come back. And then we also think the alignment we have with the HOA is truly unique. The offer to contribute $170,000 is a lot of contribution. The willingness to put a lien on our property, I think, is truly unique. We develop in a lot of different cities, and we've never seen that done, so we hopefully The council will appreciate that. We are expediting the traffic signal by several years, we believe. We've improved the design of the multifamily. We've added general business commitments in terms of the size and materials. We are also proposing a potential continued partnership on the parkland. if the city desire to have that pursued. And lastly, we believe that this project will support the Asian town that's happening across the street and catalyze other pieces next to us that are currently vacant into similar quality class A projects. So on behalf of all of us, we appreciate your time very much and we hope we can hear your feedback. Thank you so much.

Thank you all for the presentation. At this particular time, I'll turn it over to Planning and Zoning for comments, questions, and deliberation.

Perfect, thank you. Jazz?

Just curious on the, I know we're focusing on the compact multifamily, but is there any site plan layout for the general business? and is it affected by the 518 expansion at some point in time?

So as it relates to the second part of your question, the right-of-way for 518 is being taken from the north side of 518, so there's no taking on our side of the road. As it relates to the second part of the question, our intention is while the multifamily is being designed to look to pre-lease our property, so we're not committing to a specific design today, but if we cannot pre-lease it, then we would obviously still build a 6,700 square feet as we're committing to in the PD.

Is the intent for the first phase to be South 518, it's kind of along the roadway adjacent?

Yes, it would be essentially on the front of our property running parallel to 518.

Last question, are you all connecting to any existing trails in the area?

Oh, I don't believe our property. Unfortunately, we don't touch any trails on the property right now.

Commissioner Hendricks here. I like the look of this. I think the amenities are great. If I were 28 or 27 year old teacher moving to Pearland and I just got a job in the community and I wanted to live and work here, I think this would be a great first start being that I couldn't afford to buy a five hundred thousand dollar home and buy pay for taxes and insurance and car note and car insurance and everything else so i think this is a great alternative for those young people young couples that want to live and work here in our community and i love your amenities they kind of remind me of a resort in a way so and i like the the look at the commercial up front i'm not sure that I appreciate what you guys have done with the HOA. I just feel like it's horrible that it's come down to paying an HOA in order for them to cooperate because they have this big development right in front of them and a freeway, not a freeway, 518. that's a buffer, and then there's gonna be another commercial development. So I hate that you guys had to go to those links. I think it's awful that it would come down to that, considering that your development's gonna have no impact on them except for the traffic light, which is in TxDOT's hands. So I guess my question is, if TxDOT says no to the light, and I'm not saying they will do that, but if they said no and you don't put it in, does the HOA get to lien your commercial property?

The agreement is pending their attorney's legal review, but it does have a disclaimer that is subject to text-on approval for the signal.

Okay, that's good. And that's pretty much it. I like the product.

When this project came here close to a year ago, I made a comment that if I had to pick five parcels in the city of Pearland that multifamily makes sense on, this would be one of them. It's bordered by, and I don't want to repeat what the applicant stated, but it's bordered by other multifamily. That entire road, Oak Road, is multifamily. It's multifamily driven. In fact, our future land use plan, and I hope I say that correctly, that's what we used to call it, that future land use plan pretty much lines up with it that it's supposed to be compact residential. Multifamily, in my opinion, is compact residential. To add to that, we're going from a garden style, which some of those other multifamily projects are garden style, and we're going now to an urban look, four stories. I like it. If I'm going to have a multifamily project in Pearland, it's the right location, it's the right look, and I too will agree with Commissioner Hendricks that giving money to an HOA that's far away. Some of that is our own. We ask new applicants to make sure everything's good with the HOA, but I don't think this is the intent. I mean, and I hate to use the word extort, but it just seems way above and beyond. If nothing else, I mean, the traffic signal's a great compromise, but giving money to them so they can use it for their own needs, have an issue with that and I haven't I I hope it doesn't set a precedence in our town it's it's the wrong message I think to any HOA listening or that gets a hold of this and says well those guys got 175 we want 200 or we want a hundred or we want it's just the wrong message I believe it's not in the spirit of what we're asking people to meet with HOAs for so I think I can wrap it up Yeah, that did it. Thank you.

Thank you so much for your presentation. I love all the additions that you've made. I love the more masonry that you added, 30% more covered parking. You grew the balconies from 30 to 200. I like the AC that you put in the corridors. I think this is, like you said, a Class A project, and I'm definitely for it. So thank you. Back to you, Mayor.

Sure. All right, just making sure. Just want you to pass it. No, thank you for that. I appreciate all the feedback and the information. I think some of the same concerns will probably be echoed up here. So at this particular time, I'll pass it on. I'll open the floor to council members. I see Mayor Pro Tem Chavarria.

Thank you, Mayor. I appreciate it. Great presentation. I think I've been consistent across the board in how I feel about apartments. However, I just... I wanted to make sure I understood. Did you state that you would donate the two acres to the city of Pearland in lieu of park fees? Is that what I understood?

Yeah, so despite the value difference, we would donate it just as the parkland requirement and not ask for any consideration from the city.

Okay, thank you. And then I do have a concern about the HOA because I don't think, I just feel like that's almost like a payoff. And I really have a problem with

payment to the HOA I really do and I know that you've been working with them and I appreciate you doing that but I do have concern on how that looks if I could just say it's not our ideal outcome obviously but that's the way things have gone so that's where we are thank you mr. mayor first of all I imagine we're probably all gonna have a comment about the

financial contribution to the HOA. At the end of the day, it's a private organization going into an agreement with a private organization. I don't like it. I can tell you that for my vote on this topic, that will not weigh into it at all. So, Member Fuertes, from your perspective of setting a precedent, I have the same concern that you just set this precedent that now you have to go make contributions to all these different organizations to develop your property. That doesn't weigh into my opinion on this one way or another, and I want to be clear about that for other HOAs or other developers down the road when they come into this conversation. Don't think that The Modimetti family and this HOA going into this agreement is something that moves the needle, at least for me on council, and I think I'm hearing probably not for anybody else. I've been a yes on this project since you guys brought it. I'll continue to be a yes. I agree this is a location that probably makes the most sense anywhere in our city to do multifamily as a single-family developer. I can't imagine a single-family homeowner building a single-family residence. on this street in this location across from Tranquility and next door to another development behind the commercial development. It just doesn't make sense. This makes sense. So I appreciate that. Nick, if you wouldn't mind going back to the podium. I know you said your agreement with Avalon Terrace is subject to TxDOT approval. Correct me if I'm wrong. I thought you guys got approval from TxDOT when you came back a year ago, or was that for the temporary light?

So the current TIA that the TxDOT has done at that signal requires, I'm sorry, at the intersection requires a signal today. So our assumption is that when we submit for permitting, there won't be any obstacles since their own TIA calls for it. But we have put that caveat in our agreement that if they change their mind and say that actually we don't want the signal.

When you guys brought this to us originally, y'all were talking about a temporary signal because of TxDOT's expansion. Is that still the case, or are you doing something more permanent?

Yeah, so we would be doing the interim signal, or we would contribute the cost of the interim signal to TxDOT to pay our portion towards the permanent signal, and they could then do the permanent signal.

Either way, the signal gets built now.

Yes. Either we are going to pay for the permanent interim signal and install it ourselves, or if TxDOT prefers to do the permanent signal now, we would contribute the cost of the interim signal to TxDOT.

Is that correct? And permits are tied to having it.

And permits are, yes, as Alan said, permits would be tied to having the signal.

Okay.

And just for clarity, because I don't want to assume anything, when you talk about a signal at Oak Road, you're talking about on both sides of 518 or only on the Avalon Terrace side?

It would be the full intersection. Yes, sir. And again, y'all have dealt with TxDOT, and so you understand why we have to have a caveat there, because you just never know exactly what they're going to say or do. But we have no reason to believe, as Nick said, that we can't permit a signal. But regardless, if it does get delayed, the permits are tied to that signal.

Okay. I have two other questions, and then I'll pass it back. One of the main things that I hear... people concerned about on the long term, maybe this is a question for Alliance, is the upkeep of the property, the landscaping, put all this great landscaping in to get permitted and get your CO and occupancy and all that, and then we have a drought or something happens and the landscaping dies and it just never gets put back. So it's never to the standard it was when it first opened. Same thing with iron or wood fencing over time, degrades and then it just kind of never gets fixed and so the overall quality of the development declines and i know there's a couple of apartment complexes in our in our city right now that are dealing with that how do you guys approach that from a maintenance and operation perspective long term yes so i mean as owners our main priority is to have a presentable nice property so that we can accomplish the rents that we want to accomplish as

you were able to see on the rent comp table, we would be top of the market and it's hard to lease apartments when you have dying landscape and bad looking fences. So we've done many of these apartments to know the right way to upkeep them and to manage them alongside our property management company.

And can we go back to that slide that showed that it's not in y'all's presentation, it's staff's presentation on the changes that they've made where they went to 40% masonry. Yeah, right there. 25% board and batten. Are y'all gonna use hardy for your board and batten panels and one by twos?

Two by twos? So there is a 40% hardy siding.

The board and batten is specified in the PD as a hardy product. It might be that vertical board and batten look, but it's the hardy product.

That's what I wanted to verify, yeah, that you're still using hardy. You're not going with T111 and pine. You're going with all hardy. Whether it's board and batten or lap signing, it doesn't matter. It's all hardy. Okay, I wanted to verify that, and then we went through this really fast, so I didn't get to really look at that. Okay. So your exterior is either brick or a James Hardy product, regardless of application?

Correct.

Okay. Thank you. That's all I have. Appreciate it.

Member Echols? Yes. Alan, thank you for your presentation. Thank you for bringing this back. When I served PNZ, I was a yes for this project, and now with these upgrades, I like it even more. On the traffic light, I understand you're kind of at the beckoning call of TxDOT, and once the light is up, has TxDOT taken on the maintenance and the operation of this light?

As I understand it, these actually become city signals because it becomes part of the city. Even though it's on a TxDOT road, the city's over 50,000, the city maintains the traffic signals.

Okay, that's what I was... but just wanted to ask make sure that TxDOT takes control of some lights and some lights they do not if the speed limit is is over 45 miles an hour they usually take it over and control without a blinking turn signal if you're over 45 miles an hour I know that on the letter, Nick, that you had sent us. You had also talked about some law enforcement cameras. Can you address those cameras please?

Yeah, so our commitment continues to persist as we will put those cameras in, contingent on the HOA still wanting them in council, still wanting them. I know there's a lot of public comment on flock cameras, so we are willing to do it, assuming the city and the HOA still would like us to put it in. That's our plan. Okay, thank you so much.

The property on Pearland Parkway that you're wanting to... give to the city with that property is there any request or anything that you are Wanting the city to do on this property or what is your intention?

Just if you would No, we would be instead of doing a park fee We would contribute the two acres which is in the same park zone to the city and we would ask for nothing in return Okay

Thank you so much. Now, dealing with the HOA, I too have heartburn with contributing cash. It would be more pleasing to my ear if you were giving services such as putting a fence around the pool or doing something tangible for their security. But it's just giving a blank check to HOA. I do have a little heartburn with that, but it will not affect my vote on this right now. I can tell you I like it. I like what you've done. I like the masonry that you have increased. The hardy plank, I like that look. And if it's going to represent anything as of this rendition, I think it will be very much of an upgrade to the area. So thank you very much for coming. Member Cate?

Mayor Koza? Thank you, Mayor. Nick, if you go up on those two acres on Pearland Parkway, what's the rough value on those two acres?

So the city's appraisal was about $10 a square foot. So it would be about $900,000 of value. And the park fee is about $350,000 of value. Okay.

So I was just wanting to know the delta between what a park donation or fee versus what the value of it. So it's roughly three times.

I think that's correct, roughly.

Okay, all right.

One second. Could you please give your name first? We gave about, I think, 12 acres of land worked out with the city before on the park. This area that we are going to give to the city will provide direct access to the parallel parkway in this portion of the park, which the city currently doesn't have. So it would essentially enable you know, general community. So our approach has been, we're gonna try to do something that we do locally for the community, which is the HOA, and we're gonna try to do something globally for the community, which is the park. As it relates to the HOA, We all agree with what you're saying with regard to the concern about the money. We discussed that possibility about contractor doing this, but the main reason is that if you look at that subdivision was heavily impacted by the commercial development. And so we were thinking about what can we do to help these residents preserve the value of their homes. And one of the things they brought up to our attention was the pool. Now, to do the pool as an independent party to a property that we don't have any control over it, it's a very difficult thing. So that's how I arrived at this funds exchange to address the needs of the community, but with the understanding that we're gonna help them preserve their properties.

All right, thank you. What I was curious was, I know we had acquired the property over there at John Leiser, and I knew this would give us more access, basically two ways in and out, depending on what we end up doing. I was more concerned with what the park fee was versus what the value of the land. So I appreciate y'all's ability to give us a three times delta on that. So I do appreciate that. Thank you.

Member Cade?

you, Mayor. The money to the HOA, I think Council Member Echols mentioned something about seeing y'all, rather seeing y'all fix the things that they want the money for in that way, in what I understood you to say, I think. And that does make sense to me, actually. And then avoid the lien. The lien really seems like

Yeah, there was some discussion about, you know, the best way to implement that, and so the concern is, you know, now we have a third-party contractor working on the HOA property, and then you have concerns over, you know, you know, is it done exactly the way they want it to be done? And then you have, you know, potential finger-pointing. And so, as well as you have the liability of working on their property with a third-party contractor. So, at the end of the day, this just seemed like a cleaner way to do it. Again, it's ideally not the best, but it's cleaner than trying to do it directly.

The lien seems like a lot. I mean, what if the HOA board changes members and... The new members don't like it. I mean, it's gonna be really spelled out in the contract.

Yeah, so we can share the whole contract with the city council, but it's 14 pages, and I assure you we won't have a contract that allows our lien to be foreclosed without everything being performed the way we thought it would be.

Thank you.

And the other thing I would just say is, you know, we were given a list of what the HOA wanted to do with the money. So the reason we just decided to go this direction was to give them discretion of how they want to spend it. But if the council's direction to us is to go back and say, we're going to fix A, B, and C, I think, you know, we'll talk, but I think we can think about.

I appreciate Alan's explanation. That made sense. Yeah. Yeah. No, Alan's explanation made sense. Thank you for that. And I mean, the amenities and all the things that you've done, I've never seen anything like it that's true, just like you said in the presentation. And I appreciate the parkland deal also. So thank y'all.

Member Fernandez? Thank you, Mayor. I'm going to make this quick because I know the time is getting late. Last year, y'all came to us And there's no question that the property is nice. What you're developing is nice. Y'all have shown throughout the city that the Moda Medis do really good work throughout the city in different projects. But I will remind you that last year, we had a tremendous amount of the citizens that surfaced and came to us with negative comments not wanting it. And today, even though there was adjustments and we've got a nice project again, what I will not, you know, not, I can't overlook is the HOA and the $175,000. The way it looks, the way it smells, there's no question to me this is, you're buying the votes. to get their approval, even though they may have lots of reasons that they want to use the monies to go towards. But I have a big problem with now they're saying they are OK with it, but it's because they're receiving $175,000. As one of the commissioners mentioned, it shares a wrong message to other developers throughout the city. I know that you all said that this was a conversation piece for you all behind the scenes. But I have a big problem with that $175,000 going to them. As you all said in your presentation, this agreement is the first of its kind, quote unquote. and it's not ever been done by other developers, so y'all are trying to get creative to get their involvement, their approvals, and so forth, but I have a hard time looking past that 175,000. Thank you. Member Patel?

Thank you, Mayor. Nick, or, I don't know, you can explain. What's the relationship between you and Alliance Residence? Are they the developer and you guys are the landholders and you guys are selling the property with entitlements?

Yes, so we will be developing the general business component of the project, and we will sell, if it is entitled, the rear of the property to Alliance Residential.

Okay. So you guys are going through this process with all these agreements, but then they are going to be responsible for all the commitments that you guys are making?

So the private party agreement between us as a landowner and the HOA would be the case, and what would happen is at closing of our agreement with Alliance, we would contribute those sums that we are agreeing upon at closing.

Okay, so they're going to be responsible for putting in the traffic light and paying the HOA?

The cost is shared between the parties, between us in a private contract, between us and Alliance, but Alliance is the responsible party for handling the signal.

Okay. And just so I understand, I think, please forgive me, I'm really bad with names. From Alliance, they said that development will be at $91 million. Is that what you're permitting for?

That is what is pro forma, or stabilization.

Okay, so a unit like this, do you have one in Harris County? Or anywhere around here? Something similar to this?

Yes, in the video, that was a comparable

How many units was that?

That project was 340.

So would you be sure the address that we can pull up the tax value of that, if that's okay? Because I mean, I'm assuming it's been stabilized, right? Correct. Okay. Do you have the address for that development?

Let me look it up real quick.

Sure. While you're looking up, Nick, the 4.9 acre or 4.1 acres you have in front, you are proposing 6,500 square foot of development. I think originally you had said five, right? When you came the first time. That's correct. And now you upped it to 6,500. And that's going to be, construction is going to start and finish before the apartment gets a CO?

We are going to start construction before the CO of the multifamily is issued.

And that's what you said last time. And where I get the heartburn is, I can issue the permit and start means you get a bulldozer out there and break ground. That's starting, right? It's not really completing. And so, you know, I would rather this Council consider it has to also be CO'd before the apartment or with the apartment, right? Because starting is very difficult to go back and say, hey, so I would caution Council on that.

And just, if I could, that's completely fine, but we're happy to do it the way you're proposing, but I do think you have a known party in us. We're not some unknown party to the city. We have delivered on our word when we said we would, and I don't think we would put a shovel in the ground and call it construction.

And I understand, and by no means am I questioning your ethics, but I guess what I'm questioning, a lot of things happen in construction, right? There's a lot of unknowns, and construction is probably the biggest thing that is a headache for us. So we have a beautiful building, a pad that's been sitting in front of Shady Crest, And it's been there, right? And we get calls all the time. So things happen.

When we bring the PD back, we'll make that change for you. Okay.

And I'll also say, I guess, just, you know, you guys put fence on the, I guess, the north and south side iron fence. What's going to go between the GB and this apartment? Is that CMU?

I'd have to look, but I think that was iron fence also, along with the 30-foot landscape buffer.

Okay, and what about by the detention pond? That's where the other residential is.

I'd have to look at, you know, and we can still tweak that, but if I remember correctly from the last iteration, we had the wrought iron on all four sides.

Okay. I would prefer CMU, just what's on the resident, I guess, I mean, I know, I guess it's apartments, but still just to kind of put it on the... What would be the west side, I guess? Would it be the west? Or south side? South, sorry, south side. South side of our property? Yeah, behind the detention pond. And look, I was against this project from the beginning, and I still am having a heartburn. I do appreciate everything you're doing, Nick. I think it is really, I mean, donating the land, the product looks quality. But our residents, and I know you negotiated this contract with the HOA, but then the question is, do the residents know that this is happening? Are they okay with it? Because you may have negotiated with four or five of their members. I know one of them is here. But the question is, how did that HOA, you know, communicate with their residents that, hey, for $175,000, we're not going to worry about the traffic or noise or quality of life because we're getting paid $175,000. Because when this goes out, and everybody agrees, this looks like a quick pro quo, right? Like, hey, don't show up, don't complain, we're going to give you $175,000. Obviously, financially, this is penciling out very lucrative for both of you guys, right? All three of you standing there. because you guys are willing to give up a lot, and I do appreciate that, but obviously the problem I have is the next developer that comes, this is the precedence that we're gonna send, right? To say go harass this council and then go get money out of the developer. And so to me it's a bad move. So the question before, I know you don't want to do it, I know you don't want to pay $175,000, the question is how have you communicated with the rest of the residents in that neighborhood?

So in January of this year, we met with the HOA board at First Cup Coffee. And at that meeting, we said, we want to come talk to your members. And the current board at that time said, we're going to go to our general meeting in March and tell everyone about this. And I believe some of the council members were actually at that meeting. And we're told they were informed and there was questions. But my understanding from the board, and again, our communication has been through the board, is that the members who show up to their meetings are aware this is happening. And I just want to say to everyone, as I've said before, this is not our, I mean, we don't want to spend $175,000 if we don't have to. It's just that we came here, we heard concerns from the HOA, and we did what we thought we had to do, which is go meet with them and try to address their concerns. And that's what came of it.

Okay. Thank you so much, Nick.

Any other additional comments? I just want to say thank you. And just to try to take a,

Mayor, I apologize, I'm so sorry. Do you have the address by any chance?

It's 925 West 20th Street. No, this is Harris County. They look at taxes differently, and this was last year's tax value before stabilization, so it will appear a lower value.

You don't have any other development in Houston?

We do.

You don't have anything that's 300 units, that's four stories that you can give us an address of?

I would have to look and find something comparable.

We can pull that list together and send it.

Okay, thank you. Okay, now that all the questions at this particular time that can't be answered are answered, I just want to add there are different parties that are making agreements, and so while some of us are framing it as quid pro quo, residents have taken an action on their own to address their concerns. I won't call it proactively, but they're taking actions. And at the end of the day, regardless of what happens between private entities, the vote lies up here amongst you all. So whatever happens between private parties happens between private parties. And so whatever precedent is set, the city as an entity, we go into negotiations all the time with people looking to do either business with the city or develop in the city. So I think the precedent's already been set with people trying to add value, whether it be monetary, or investments in their own communities to come to a mutual decision that would be beneficial for both parties. I think that's just business. So while I do see that it can look bad and prohibitive for other and future developers coming in, at the end of the day, When this project comes before council or a vote, the vote is the vote. And so I just want to make sure that that's understood going forward. So thank you all for, council members, for the concerns and the questions. Thank you for providing the presentation and thank you staff. Seeing no further or additional comments or concerns. Yes.

I want to ask one question. I'm sorry, Mayor. Is there a way to, to know what our, and I'm not, if I say this crazy, I don't know how else to say it, multifamily to single-family housing ratio in the city, like compare it to other cities. Is there some way to look at that?

Yes, we have that, and I believe we'll be emailing it out shortly following a question from the forum.

Nice, thank you.

Does that answer your question? Yes. Okay, all right. Well, seeing no other comments, concerns, or questions, I thank PNZ for your due diligence and your comments. I thank Council for comments and concerns. Again, I thank the parties involved. Seeing no other items on our agenda, I'd like to adjourn this meeting at 6 p.m. City Council will now resume its special meeting of August 24th at 6 p.m. There was no executive session, so at this particular time, I'd like to adjourn the special meeting on August 24th at 6.01 p.m.