Pearland planning commission recommends approval of 'Orchard at Lower Kirby' mixed‑use plan

The Pearland Planning & Zoning Commission voted 7–0 to recommend approval of a plan development (Z2025‑0569) that would replace the existing Promenade Shops PD with a new mixed‑use development called the Orchard at Lower Kirby on about 119.1069 acres near State Highway 288.

City staff opened the public hearing with a recommendation of approval, saying the proposed PD conforms to the comprehensive land‑use plan, applicable thoroughfares and utility requirements and that no written opposition had been received; the staff report also noted notice to property owners within 200 feet and a legal ad in the local paper. Don Jansen of Plan Community Developers (PCD) and the project team presented a detailed vision emphasizing walkable streets, parks and a waterfront plaza anchored by a conference‑center hotel, office, retail and a mix of housing products.

The applicant described three primary PD districts—high‑density single family (townhomes/brownstones), mixed‑use commercial and a waterfront entertainment district—plus a mapped “flex” district that the team said would allow the development to respond to changing market conditions. The team estimated roughly 1,400 total housing units across the entire project as an approximation; during discussion staff and the applicant clarified that the PD text places a cap on multifamily at 1,100 units and includes a separate 400‑unit cap tied to a detached single‑family product in the PD. The PD also allows administrative “minor deviations” (about 10%) for limited adjustments by staff and reserves PD amendment review for major deviations.

Commissioners broadly praised the plan’s design focus and potential economic benefits while pressing the applicant for details. Commissioner Trey said the plan was compelling and urged a practical phase‑one that provides at least modest retail to support early homeowners; he summarized his view: “Overall, I’m a fan.” Developers said the conference center and hotel are central to the financing and leasing strategy and warned that without those anchors the plan would look much different. As Don Jansen put it, “If you take the conference center out of this project, plan B doesn’t look really pretty.”

Other recurring concerns included: whether rooftops in early phases will be sufficient to support neighborhood retail; the scope of the flex district and how much multifamily it could become; how the project will attract class‑A office and grocery anchors; and public‑safety and private‑patrol arrangements to protect the retail and plaza. The applicant and staff answered that the flex district is intended to avoid long, unused parcels by allowing market‑driven pivots (subject to PD controls) and that the PD requires a minimum of commercial in certain initial‑phase build‑outs (staff noted a 20,000 square‑foot commercial minimum tied to some phase configurations).

After the developers and staff answered detailed commissioner questions about phasing, unit caps, parking and governance (resident and commercial associations to manage common areas and events), the commission voted to recommend approval by a 7–0 voice vote. The item is scheduled for City Council consideration on March 16, 2026.

What’s next: the Pearland City Council will review the PD and any recommended conditions from the commission at its March 16, 2026 meeting. If Council approves the PD, future site plans and specific tenant lease agreements will return for administrative review or additional approvals depending on whether requests fall within PD deviation allowances or require PD amendments.