Pearland panel recommends rezoning nearly 8 acres for 73‑unit build‑to‑rent townhome development amid traffic and drainage concerns

The Pearland Planning and Zoning Commission voted unanimously Monday to recommend approval of a zone change from Suburban Residential (SR‑12) to a Planned Development (PD) that would allow a built‑to‑rent, attached townhome development on about 7.9731 acres at McHard Road and Adamo Lane.

Katie Peterson of the city’s planning staff summarized changes the applicant made since the April hearing: the PD documents now list the proposed unit count; a 480‑square‑foot clubhouse figure on the plan was inconsistent with earlier text (staff asked that be corrected); the submittal shows a master meter for utilities, identified HVAC locations, and a water feature in the detention pond. Peterson also said the applicant agreed to a towing contract requirement to allow enforcement when vehicles block fire lanes. Staff advised the PD meets the comprehensive plan’s “urban living” guidance but identified outstanding items and recommended conditions for both enforceability and design quality.

The applicant, Andrew Aleman of Beacon Land Services LLC, said the developer had revised elevations and was willing to accept the staff conditions. Ali Hassan, identified as an owner/developer, said the project is intended to add housing supply for workers and cited the gap between local wages and market rents as a reason for needed housing supply.

Residents and property owners who live adjacent to the site voiced mixed opinions. Opponents raised concerns about traffic and emergency‑vehicle access on Adamo Lane, which several speakers described as a narrow, substandard roadway roughly 14 feet wide. Jeff Potts, a nearby resident, told the commission there had been “significant concerns” with traffic and drainage and said Adamo Lane was not built to handle the additional vehicle trips. Robert Garner, who lives directly east of the site, said there is an existing drainage problem and questioned whether the Adamo access could accommodate a fire truck. Several speakers also criticized the timing and market need, noting a nearby townhome project across McHard Road has vacant units.

Supporters argued the development would expand housing options for people who work in Pearland. Several residents and business owners told the commission they support more townhome‑style rental housing to retain workers and young families in the city. The applicant estimated rents “just north of $2,000” per month.

Key technical items flagged by staff included: clarification of fence material (tube aluminum with wrought‑iron appearance versus wrought iron), meeting the corridor overlay transparency standard (25 percent) on three buildings that face McHard Road, addressing whether a 10‑foot crushed‑gravel maintenance trail around the detention pond is pervious enough, adding written language to match shown HVAC screening, and reconciling clubhouse square footage (the plan referenced 2,100 square feet in one place and 4,000 in another). Peterson said new elevations submitted the morning of the meeting were “more successful” in breaking up the building massing but staff had not fully vetted those elevations prior to the hearing.

Commissioners debated infrastructure and enforcement. Staff noted that if a development abuts a substandard road the UDC requires the developer to bring at least half the roadway into conformance; fire‑access requirements could require the full width where a second access is dependent on fire code. The commission also required that the applicant provide a traffic‑impact analysis worksheet; staff said a full traffic impact analysis will be required if that worksheet triggers the study requirement.

Commissioner McDonald made the initial motion to recommend approval with the conditions in the staff report; Commissioner Haskins seconded. Commissioners later voted to amend the motion to include nine staff recommendations for enforceability and design refinements; the amended motion passed 6‑0. The recommendation will be forwarded to City Council; council is scheduled to review the PD at future meetings.

Actions required before construction include final engineering review, verification of drainage and stormwater management (including review by Brazoria County Drainage District No. 4 where applicable), right‑of‑way and road improvements to Adamo Lane as required by UDC and fire code, and verification that PD language and exhibits match (materials, elevations, clubhouse size, HVAC screening and landscaping along the southern property line).