Pearland commission postpones vote on 73-unit McHard Road planned development after heavy public concern over traffic and drainage

The Pearland Planning and Zoning Commission postponed a decision April 7 on a proposed Planned Development (PD) at 8210 McHard Road that would rezone roughly 7.9731 acres from Suburban Residential‑12 to a PD allowing a 73‑unit, townhome‑style built‑to‑rent development. The postponement to the commission’s first May meeting passed 4‑1.

Staff described the proposal as a 73‑unit, three‑bedroom townhome‑style multifamily development with a selected base zoning of Multi‑Family and a site plan that includes a clubhouse, swimming pool, sport court, playscape, dog park and detention. Staff told the commission the development would have an average unit size of 1,583 square feet, total parking of 256 spaces (146 garage spaces and 110 surface spaces), 62% lot coverage and a proposed density of about 10 dwelling units per acre on roughly 7.9731 acres. Staff also noted a conflict between the PD’s design exhibits and the PD language: building material percentages and clubhouse square footage are not consistently specified in the draft PD document.

Planner Katja summarized 11 items where staff requested additional PD language or plan revisions, including clearer numbering/organization in the PD, an explicit unit count/density statement, confirmation of clubhouse square footage (exhibits show conflicting sizes), a requirement that the playscape be commercial grade, consistent fencing language (and a request to remove or change a shown pink fencing color), a requirement that not all units be identical floor plans, towing language for common areas, a clear indication whether detention will be wet or dry (and if wet, whether the PD will include water features), locations for AC units and equipment, enhanced plantings along the southern property line to buffer adjacent single‑family homes, and screening for the western portion of detention. Staff recommended support only if those items were addressed in the PD; otherwise staff would not support the rezoning.

Applicant Andrew Aleman of Beacon Land Services said the team had substantially reduced density after a November workshop: “we reduced the density by quite a bit… I think we were at like 12.9 dwelling units per acre before almost 13, and now we're below 10.” He described the product as two‑story, ground‑level entry units that will “look like and feel like a town home complex” rather than vertically stacked apartments, and said the applicant planned to increase buffering along the south property line and add amenities. Owner/developer Ali Hassan said the project targets workers such as teachers, firefighters and other public servants and that the reduced unit count is an attempt to provide market‑rate rental housing that aligns with the city’s future land use plan.

The public hearing drew multiple opponents who cited drainage, narrow Adamo Lane access, anticipated traffic congestion on McHard Road, noise from an adjacent boat repair business, and concerns about the proposed product being rental multifamily rather than owner‑occupied homes. Neighbors who spoke included Benito Valadez (1738 Adamo Lane), who said he supported development in general but opposed “this style” of rental townhomes; Robert Garner (8126 McHard Road), who described persistent drainage problems and questioned market demand given vacancies at nearby multifamily complexes; Kevin Chima, owner of the boat repair shop at 8302 McHard Road, who raised noise and emergency access concerns; Danielle Cheema, who said she owned the boat motor business adjacent to the site and worried about crime and traffic; and Alex Serrano and others who opposed the rezoning. Supporters included landowner John Lasall, an heir to the property, who said townhomes provide housing options for younger and older residents and urged approval.

Commission questions focused on emergency access and roadway widths. Staff said Adamo Lane is not in the city’s current CIP for widening, but added that road improvements adjacent to the development would be required to meet fire apparatus access standards (discussed as a minimum pavement width). Commissioners also asked about median cuts on McHard Road; staff said a median opening was unlikely because of spacing requirements and proximity to other driveways. The staff report identified that McHard Road widening construction concluded in April 2023 and that the property has access to water and sewer along McHard Road.

Commissioner Echols proposed postponing the zone change to allow the applicant to address staff’s 11 recommendations and commission concerns; he indicated a 30‑day postponement to the first commission meeting in May. The motion to postpone carried 4‑1. Staff indicated they would re‑notify property owners within the statutory buffer (200 feet) so the public would have an opportunity to comment on the revised materials at the next hearing.

The postponement means no rezoning decision was made April 7. The commission directed the applicant to return with revised PD language and plans that respond to staff’s recommendations and the commission’s questions about access, drainage and buffering; the item will be reheard at the commission’s first May meeting with an updated staff report and public comment opportunity.

Key figures and site facts summarized from the staff presentation and applicant statements: - Address: 8210 McHard Road (general location cited in staff report) - Site area: approximately 7.9731 acres - Proposed units: 73 three‑bedroom units - Density: about 10 dwelling units per acre (applicant cited reduction from ~13 to below 10) - Unit average size: ~1,583 sq ft - Parking: 146 garage spaces + 110 surface spaces = 256 total - Lot coverage: ~62% - Amenities proposed: clubhouse, pool, sport court, playscape, dog park, detention (pumped/wet detention discussed)

Who spoke on the record (selection): Andrew Aleman (applicant), Ali Hassan (owner/developer), Benito Valadez (neighbor), Robert Garner (neighbor), John Lasall (landowner/heir), Kevin Chima (boat repair shop owner), Danielle Cheema (adjacent business owner), Alex Serrano (neighbor), Planning staff (Katja), Commissioners Echols, Nichols, Haskins, Azenberg.

Next steps: Applicant to revise PD and plans addressing staff’s 11 requested clarifications and return to Planning and Zoning Commission at the first meeting in May for further public hearing and a new staff report.