The Friendswood Planning and Zoning Commission on June 26 approved a site-plan amendment for a boat-and-RV storage facility near FM 528, conditioning approval on the owner planting six additional trees in specified areas, bringing the on-site total to 15.

The commission’s action came after staff told the commission the development’s original plan — approved in June 2022 — showed 34 trees total (including a 17-tree buffer). Construction finished in November 2023 with nine mitigation trees on site; the owner now proposes to retain those nine and not install the earlier-specified buffer trees. Planner Aubrey said the city amended its landscape ordinance earlier this year to give the commission more latitude when properties are already built out.

Commissioner Rice, who said he was present for the 2023 vote, argued for a middle ground: “I think we can come to a nice compromise,” he said, proposing the commission require six additional trees beyond the nine mitigation trees the owner has installed. Several other commissioners supported the compromise, citing the site’s high visibility from FM 2351 and the desire to preserve green character across Friendswood. Commissioner Mann and Commissioner Phillips noted concerns about precedent and about tree species that could interfere with security cameras.

Stephanie Kennedy of Coastal Bend Engineering, representing the property owner, told commissioners that some planted trees would interfere with security cameras and maintenance for shared detention, and said the owner had added nine crepe myrtles in the median outside the property during construction. “We’re not trying to squirm out of any requirements. We just want to make sure that we’re not putting things in there that cause problems and, especially when it comes to maintenance and security,” Kennedy said.

Staff explained the site’s zoning and how landscaping requirements apply in industrial districts: buffer requirements typically apply to street frontage, and industrial-zoned lots have more minimal landscaping standards. Aubrey said the nine trees currently installed meet the minimum mitigation requirement under the property’s industrial zoning; the commission’s approval imposes the additional six trees as a condition of the site-plan amendment.

The motion to approve the amendment with the condition of six additional trees was moved by Commissioner Rice and seconded; the motion passed. Aubrey and other staff noted that if the property owner declines the compromise, the item would return to the commission for further action.

During discussion commissioners asked about tree species and placement to avoid obstructing security cameras; Commissioner Phillips pointed out southern magnolias’ large mature size as an example of trees that could create problems if placed too close to cameras. Commissioners also raised maintenance, irrigation extension and underground utilities as practical considerations for any additional plantings.

The commission’s packet included letters from adjacent commercial property owners supporting not installing the buffer trees; commissioners said those letters were considered but that the commission must weigh visibility, precedent and tree survivability when altering originally approved plans.

No formal fines, legal sanctions, or statutory enforcement actions were discussed during the item. The commission announced future Planning and Zoning meeting dates and adjourned the June 26 meeting.