Pearland commission approves McDonald’s drive‑through at Dixie Farm with conditions over resident objections

The Pearland Planning & Zoning Commission approved a conditional use permit for a 4,439‑square‑foot McDonald’s with drive‑through service at 3203 Dixie Farm Road, voting 5–1 after hearing staff recommendations, an applicant presentation and multiple neighborhood objections.

Planning staff (Catherine) told commissioners the proposal conforms to the Comprehensive Plan and the Neighborhood Services (NS) zoning district’s future land‑use designation, that public notice requirements were followed and that the application generated one written support and 33 written comments in opposition plus one phone comment later converted to written form. Staff flagged potential traffic impacts and said a full Traffic Impact Analysis (TIA) worksheet had been submitted on Oct. 17 and was under review; staff recommended approval with conditions including exterior facade conformance, hedgerow screening along the southwestern property line to screen 35% of the parking area, required cross‑access to the northeast lot, limits on rock mulch to a single area near the menu board, and that the developer fund any infrastructure improvements arising from the TIA.

Connor McBride of Pape Dawson Engineers, representing the applicant, said the 1.2‑acre site includes two drive‑through lanes, about 50 parking spaces and shared access that avoids a new driveway directly on Dixie Farm. He said McDonald’s could serve as a development anchor, provide local jobs and increase tax revenue.

Several residents urged denial. Christine Scruggs, a nearby homeowner, said: “Traffic congestion and accident potential are highly likely to increase due to the high volume of traffic that this type of business causes,” and argued the site already has an overabundance of fast‑food options. Pat Lopez and Sonia Clawson raised similar concerns about traffic, drainage, screening and potential cut‑throughs into adjacent neighborhoods.

Commission discussion focused on screening, cross‑access, whether the Dollar Tree/General store nearby was by‑right, and the timing/status of the TIA. Staff confirmed the TIA had been submitted and was in review. Commissioners also clarified the CUP does not change the underlying NS zoning and therefore is not considered spot‑zoning.

Commissioner Fuentes moved to approve the CUP with the staff conditions; the motion passed on a roll call vote, 5–1. The approval includes the staff‑recommended conditions and requires the developer to address any infrastructure improvements identified in the traffic review before construction can proceed as necessary.

The commission’s recommendation will be forwarded to City Council for the ordinance/first reading as part of the statutory review process.