The Friendswood Planning & Zoning Commission on Dec. 11 voted to recommend that city council change the future land use designation for about 29.3726 acres at the 4700 block of FM 2351 from retail and industrial to mixed use and to approve a related planned unit development concept.

Aubrey, the planning presenter, said the change is needed so the commission and council can consider the applicant’s PUD zoning request. The proposed PUD — described in staff materials as a mixed‑use development for convenience — would include roughly 391 residential units (a mix of townhomes and apartment buildings), about 85,000 square feet of commercial space across multiple pads, and shared parking. Staff said the project’s parking scenario showed a need for roughly 725 spaces and that the plan provides 796.

Planner Jeff Boutte, representing the project, said the site sits at a transition between commercial frontage and older industrial parcels and that the mixed‑use classification matches where the development is intended to occur.

Nearby property owners, consolidated under a representative identified in the hearing as Nick Deutsch, told commissioners they represent roughly 65 owners affiliated with the Garage Ultimate (vehicle service) property. Deutsch said the primary concerns are noise complaints if residential units are placed next to the active light‑industrial use, security and access impacts and potential loss of an exclusive monument sign. "Security is is such a major concern," Deutsch said. "We've actually just put in about $20,000 worth of security equipment and cameras." He warned neighbors feared future nuisance complaints and conflicts if residential uses are adjacent to the service facility.

Commissioners examined the city’s noise code and mitigation options. Staff explained noise standards are measured at property lines and recited decibel thresholds used by the city: roughly 65 decibels for residential properties during daytime hours and 58 at night, and 70 decibels for nonresidential properties. Commissioners discussed buffer distances, screening and potential rearrangement of the conceptual site plan so residential buildings would not sit immediately adjacent to the garage.

The applicant said the conceptual plan is two‑phase and that building locations and acreages can shift to mitigate neighbor concerns. Staff noted the PUD includes phasing language intended to require project completion within two years and a limit on variations in land‑use percentages (no more than 10%). Commissioners agreed to forward a recommendation to council that includes conditions: relocation of two residential buildings away from the adjacent garage and establishment of appropriate buffers and sound‑mitigation measures. The recommendation passed by voice vote.

The item will go to city council in January for a public hearing and final action. Staff said the commission’s recommended conditions will be included in the packet for council consideration.