COMPREHENSIVE PLAN
PREPARED FOR
PREPARED BY
CITY OF PEARLAND, TEXAS
SEPTEMBER 2024
Acknowledgements
Mayor and City Council Kevin Cole, Mayor Joseph Koza, Mayor Pro Tem – Position 1
Meetings with the Community Shadow Creek Ranch Homeowners Association Pearland Parks, Recreation & Beautification Board Pearland Chamber of Commerce
Tony Carbone – Position 2 Alex Kamkar – Position 3 Adrian Hernandez – Position 4 Layni Cade – Position 5 Jeffrey Barry – Position 6 Rushi Patel – Position 7 Planning and Zoning Commission Brandon Dansby | Chairperson Henry Fuertes | Vice Chairperson Ashlee Boswell Jennifer Henrichs Derrell Isenberg Brad Kuhn Angela McCathran
Keep Pearland Beautiful Lions Club of Pearland
Letter from the Mayor
Pearland invests in great planning to gain great results. Those investments in time and money for planning make Pearland a great place to live, work, and play. Our city-wide planning processes range from the City Council’s Strategic Planning Retreat to our Economic Development Corporation’s Pearland Prosperity initiative, and from this Comprehensive Plan to dozens of other planning studies engaging citizens and staff. Each plan builds from our six strategic priorities and allows us to live up to our new tagline “Pearland: The Community of Choice.” The overall Comprehensive Plan presents thoughts on one of our limited resources: land. You will see in Chapter 2 that, as of 2022, 77% of the land within the city limits is developed. At our current rate of development, the chapter explains how the remaining 23% will likely be fully built out by 2040. Land use choices matter—we didn’t make these choices in a vacuum. The public engagement process engaged landowners and business owners over six months of deep conversation. Î Based on stakeholder input, the future land use plan in Chapter 4 protects allowed uses for the remaining undeveloped parcels based on market demands to achieve resilient finances by protecting our tax base. Î Based on this land use plan, the city can maintain our safe community with sustainable infrastructure for our current residents and businesses. Î It is important that, as a whole community, we are ready to receive future residents and businesses so they can grow, flourish, and hire our citizens, thus building a stronger economy. The implementation chapter concludes with key performance indicators as metrics to allow citizens to know our progress against the plan goals. These transparent metrics will contribute to trusted government. We are going to make big things happen in our city. Let’s continue to work together to make Pearland "The Community of Choice.” ___ Kevin Cole MAYOR, CITY OF PEARLAND
City Staff Trent Epperson | City Manager Matt Buchanan | President of Pearland Economic Development Corporation Vance Wyly | Director of Community Development Martin Griggs, AICP, CNU-a | Deputy Director of Community Development Florence Buaku, AICP | Senior Planner Mohamed Bireima, AICP | Senior Planner Patrick Bauer | Planner 1 Samin Bazargan | Planner 1 Shelby Lowe | Office Administrative Assistant Jennifer Danley | Executive Assistant John McDonald | Former Director of Community Development Consultant Team Michael Shelton, P.E., AICP | Project Manager, Kimley-Horn Mark Bowers, AICP, PLA, ASLA, LEED AP | Planning Lead, Kimley-Horn Josie Ortiz, AICP | Planner, Kimley-Horn Jessica Rossi, AICP | Planner, Kimley-Horn Andi Vickers, AICP | Planner, Kimley-Horn Jenny Lai, AICP | Planner, Kimley-Horn Jenny Abrego | Graphic Designer, Kimley-Horn Traci Donatto | Principal Consultant, Anthem, LLC Citizens of Pearland This plan was made for the Pearland community, with the help of the Pearland community. The continual dedication of time and effort by members of the community–not only in the comprehensive planning process, but in their daily interests–is what makes Pearland "The Community of Choice."
STRATEGIC PRIORITIES Î Trusted Government Î Strong Economy Î Safe Community Î Sustainable Infrastructure Î Resilient Finances Î Connected Community
Comprehensive Plan Advisory Committee Antonio Johnson, PT, DPT, CDP, CDE | Pearland Economic Development Corporation Board Member Ashlee Boswell | Attorney Phillips Kaiser | Planning and Zoning Commissioner Donald Glenn | Vice President, RS&H, Zoning Board of Adjustments Member Henry Fuertes | Planning and Zoning Commission Member Jai Daggett | Executive Director, Street Grace Jim Johnson | President/CEO, Pearland Chamber of Commerce Kathleen Robbins | Care Coordinator, Traditions Hospice Larry Berger | Superintendent, Pearland ISD Lata Krisnarao, AICP | Previous Community Development Director, City of Pearland Rory Gesch | Assistant Superintendent, Alvin ISD
PEARLAND COMPREHENSIVE PLAN 2040
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Purpose of the Comprehensive Plan A comprehensive plan guides land use and development in a city. We use the term “comprehensive” because it is just that—a thorough and overarching plan for what Pearland will look like in the future in terms of where neighborhoods, retail, parks, and all the important places of a city are located. This Pearland 2040 Comprehensive Plan is both an update to the 2015 Comprehensive Plan and a map for the future of Pearland. This document is to be used as planning strategy and not a budgeting plan. As “The Community of Choice,” the City made sure to engage members of the community in the process and create a Future Land Use Plan (FLUP) that considers their wishes for the future of the community. A FLUP does not constitute zoning regulations or establish zoning district boundaries, only serves as a visual guide for future decision making in terms of land development. The City’s six strategic priorities (listed below) provide a background of what would eventually become the priorities for this comprehensive plan.
PUBLIC ENGAGEMENT OVERVIEW The Pearland 2040 Comprehensive Plan was created through a process that combined input from Pearland’s community, vetted with professional expertise, with decisions by a Comprehensive Plan Advisory Committee (CPAC) and Pearland’s elected and appointed leaders.
MEETINGS INCLUDED: Î Four CPAC meetings and two CPAC workshops Î Nine stakeholder meetings Î Seven community input sessions
COMPREHENSIVE PLAN
INTERNET-BASED PUBLIC ENGAGEMENT Online public engagement was sourced via a Social Pinpoint website that was active from October 2021-May 2022. Over the course of the project, there were 7,730 visits to the website from 2,194 users. The website received 295 comments and 73 survey responses. After the initial public engagement efforts, City staff was directed by City Council to gather additional feedback between November 2023 to January 2024. A web survey that contained six open-ended question received 8,079 responses. Please see Appendix B for the survey responses and word clouds.
Executive Summary
SOCIAL PINPOINT MAP OF SURVEY RESPONSES
STRATEGIC PRIORITIES Î Trusted Government Î Strong Economy Î Safe Community Î Sustainable Infrastructure Î Resilient Finances Î Connected Community
PEARLAND COMPREHENSIVE PLAN 2040
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Community Profile
PEARLAND STUDY AREA
GREATER HOUSTON
Major Themes Î Recent population boom Î Recent development boom Î Young median age, but trending toward aging population Î Racially/ethnically diverse Î Limited developable areas remaining
3.4% TWO OR MORE RACES
51.1% WHITE
DEVELOPED AREA
PERCENT OF TOTAL CITY LIMIT ETJ
9.3% OTHER
163,522 2021 Estimated Population +3.0% Annual Growth Rate since 2010
7.24M 2021 Estimated Population +1.9% Annual Growth Rate since 2010
TOTAL PERCENT
DEVELOPED
76.4% 79.7% 77.4%
15.1% ASIAN/ PACIFIC ISLANDER
SHARE OF RESIDENTS BY ETHNICITY, PEARLAND CITY AND ETJ, 2021
POTENTIAL FOR DEVELOPMENT
8% 12.6% 9.4%
UNDEVELOPED
15.6% 7.7% 13.2%
0.5% AMERICAN INDIAN
35.3 Median Age 74.0% % Owner Households 48.0% Households with Children
34.9 Median Age 56.9% % Owner Households 40.9% Households with Children
GRAND TOTAL
100.00% 100.00% 100.00%
20.4% BLACK
NEW COMMERCIAL BUILDINGS PER YEAR
PEARLAND'S POPULATION PROJECTIONS
46
44
Census Population
HGAC Growth Forecast
Pearland City Limits Population
TWDB Population Projection
24
20
50M 45M 40M 35M 30M 25M 20M 15M 10M 5M 0
3.00 Avg. Household Size 80.4 Diversity Index 1.6% % Household with no access to vehicle
2.85 Avg. Household Size 81.2 Diversity Index 5.2% % Household with no access to vehicle
2019
2020
2021
2022
HOUSING UNITS Source: US Census Bureau
45,403
33,169
13,895
1940
1960
1980
2000
2020
2040
2060
2000
2010
2020
These concepts are defined throughout the chapter
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Strategic Direction
GUIDING PRINCIPLES
Vision Statement Pearland is "The Community of Choice," providing its diverse population with a strong economy balanced by a mix of uses; places of value where people desire to live, work and play; and making smart investments in existing and future assets .
ASSETS
SMART INVESTMENTS
PREFERRED SCENARIO
PLACES OF VALUE
STRONG ECONOMY
DIVERSE POPULATION
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Land Use
The City of Pearland and its ETJ are largely developed. It is imperative that there be a plan for future development for this remaining developable land. The FLUP will help the City continue to provide a high quality of life for its residents by securing a healthy future tax base. As these remaining parcels develop, the FLUP will ensure that the uses being implemented are in accordance with Pearland’s vision and community values.
Catalyst Sites As part of the planning process, the project team identified six areas that have the potential to continue developing in the near future. Catalyst sites are areas within the City that have a conglomeration of vacant land and land that has potential for development that can accommodate future development. Each site is unique given its location, existing character, and surrounding uses. These factors, in combination with the types of uses the community would like to see in the future, make for a potential “catalyst” of change for each site.
PEARLAND LAND USE
DEVELOPED
77%
UNDEVELOPED
13%
FUTURE LAND USE MAP SHOWING CATALYST SITES
10%
POTENTIAL FOR DEVELOPMENT
A LOWER KIRBY B HUGHES RANCH/STONE
C GREATER OLD TOWN D OLD MASSEY RANCH
E SH 35/BAILEY F BROADWAY/CULLEN
The land use percentages listed in the figure above are within both Pearland city limits and the extra- territorial jurisdiction (ETJ) zone. Areas only within the city limits (as mentioned in the Mayor's letter) would indicate 77% developed and 23% undeveloped. RECOMMENDED ACTIONS Î 4.1 CUP and ZC Criteria: Review FLUP showing catalyst sites and the Conditional Use Permit and zone change criteria to determine if projects are incorporating the values of the comprehensive plan. Î 4.2 Develop Checklist: Develop a comprehensive plan checklist to be used as a tool for determining the consistency of development proposals and zoning applications with the comprehensive plan vision and principles and to assist City staff in making recommendations to the Planning and Zoning Commission and City Council. Î 4.3 Detention Opportunity Costs: Examine lost development opportunity from required detention and provide credit towards additional units/density within designated areas.
A
B
C
F
ID Catalyst Site
A Lower Kirby B Hughes Ranch / Stone C Greater Old Town D Old Massey Ranch E SH 35 / Bailey F Broadway / Cullen
E
D
Catalyst Sites Established Residential Estate (ERE)
Commercial Center (COM) Business Park (BP) Professional Services & Industrial (PRO) Manufacturing & Warehouse (MW) Public Use (PUB) Parks and Open Space (PRK) Natural Areas & Outdoor Tourism (NAT)
Traditional Residential (TR) Compact Residential (CR) Urban Living (UL) Mixed-Use Center (MU) Town Center (TC)
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WATER SERVICES IN PEARLAND
Infrastructure and Public Services
This chapter considers how infrastructure master plans and Public Services impact future development patterns, density, and other elements of the City. This chapter considers how these plans interact with and influence the goals and objectives of the City: Î Water Master Plan Î Wastewater Master Plan Î Master Drainage Plan Update Î Thoroughfare Plan Î Multi-modal Master Plan Î Parks and Recreation Master Plan Î Pearland Prosperity Plans
PUBLIC FACILITIES IN PEARLAND
RECOMMENDED ACTIONS Î 5.1 Update Utility Plans: The water, wastewater, and drainage master plans should be updated to account for increased densities in specific locations related to this new FLUP. Î 5.2 Capital Planning: Continue the five- year Capital Improvement Program (CIP), including rehabilitation of existing lift stations and expansion of water reclamation facilities to provide capacity for future projected flow. Î 5.3 Detention Ponds: Create a policy/ provide development incentives to encourage wet-bottom detention ponds, as Non-point Education for Municipal Officials (NEMO) considers a wet detention ponds as stormwater quality best practice.
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Housing
OCCUPIED HOUSING UNITS BY TYPE, 2019
MEDIAN CLOSING PRICE, OCTOBER 2021 Source: www.moveto.com; Houston Association of Realtors
This chapter provides an overview of existing housing stock, describes alternative housing types, compares the current housing policies for tax revenue against infrastructure, and recommends policies to increase the diversity of housing choices within the City. Key takeaways include: Î Rental vacancy is low in Pearland, and younger people are less likely to begin the process of home ownership due to barriers of entry for the Pearland market. Î The average home price is higher in Pearland than in the surrounding Houston market. More affordable rental units are in high demand, but few of these are being constructed. Î Pearland does not have a diversified housing stock; over 92% of housing in Pearland is either single-family residential or large apartment complexes. Î The majority of people who work in Pearland do not live in Pearland.
1, detached
1, attached
2 apartments
3 or 4 apartments
5 to 9 apartments
10 or more apartments
Mobile home or other type of housing
$357,490
$305,000
PEARLAND
81%
11.4%
PEARLAND
GREATER HOUSTON
BRAZORIA COUNTY
73.9%
10.1%
EXAMPLES OF ACCESSORY DWELLING UNITS (ADUS)
HOUSTON MSA
63.9%
20.8%
UNITED STATES
62.4%
13.8%
DETACHED ADU ATTACHED ADU
0
20%
40%
60%
80%
100%
Source: ACS 2021 Census Data
ATTACHED (ABOVE GARAGE) ADU
INTERIOR (UPPER FLOOR) ADU
RECOMMENDED ACTIONS Î 6.2 Update UDC: Update the UDC to allow a more diverse housing stock. This should include a combination of allowing smaller lot sizes and related development standards, allowing certain types by right in specific zoning districts (mixed-use and multifamily development in retail and office zones and ADUs within certain zoning districts), and providing applicants with tools for more efficient implementation. Î 6.7 Utility Impact Fees: Continue to regularly update the City's water and wastewater impact fees, specifically when new capacity is brought on to areas that were not a part of a previous fee adjustment or in alignment with future annexation policies. Î 6.8 Focus Group: Create a focus group as the City is developing new regulations for middle market housing; City Council appointed focus group with each Councilmember appointing one appointee to develop recommendations for Middle Market housing. Middle Market housing consists of a range housing options that is not a single-family home or a large apartment complex, examples include multiplexes, carriage houses, townhouses, and courtyard apartments.
COMMUTE INFLOW AND OUTFLOW
COMMUTE IN 32,133
STAY AND WORK 6,787
COMMUTE OUT 58,783
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Economic Development
MAJOR EMPLOYERS
CONCENTRATION OF JOBS Examining the exhibit below, the darker purple concentrations show areas of a higher number of jobs per square mile.
Pearland Prosperity Community Strategic Plan In February 2024, and update to the Pearland Prosperity Strategic Plan was adopted by City Council, the Pearland Chamber of Commerce, and the Pearland Economic Development Corporation (PEDC) Board of Directors. At the center of the Pearland Prosperity Update framework, the core goal is: Î Pearland will be the community of choice for PEOPLE and BUSINESS in our region. Partners in Pearland can pursue this Core Goal by advancing 11 Key Initiatives that correspond to specific programs and/or investments.
PEARLAND
ESTIMATED EMPLOYEES
EMPLOYER DESCRIPTION
Pearland ISD Education
2,700 1,413
Kelsey Seybold
Healthcare
Lonza
BioTech
850 753 768 520
Alvin ISD
Education
City of Pearland Government Memorial Hermann Healthcare
HCA (Pearland Medical Center) Dover Energy Merit Medical
Healthcare
450
Manufacturer Manufacturer Manufacturer
255 240
Kemlon 228 Source: City of Pearland, 2022 (does not include retail employers)
RECOMMENDED ACTIONS Î 7.3 Site Development: Position the Lower Kirby District and SH 35 Corridor as priority areas for development. Î 7.5 Infrastructure and Mobility: Advance the planning, design, and construction of priority road and highway projects; pursue federal, state, and local funding for transportation projects and advance drainage and stormwater management in Pearland. Î 7.6 Quality of Life and Quality of Place: Pursue the development of dynamic, walkable mixed-use districts, including development of a new plan for invigorating Old Townsite and continue to invest in Pearland Town Center as an important catalyst site and expand the urban uses for a walkable mixed-use center.
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Placemaking
Placemaking is the collaborative process of planning, designing, and managing public space in order to promote high-quality living and evoke a “sense of place.” This process helps establish a city as a desirable place to live and guides the selection of site amenities that support its vision. It is placemaking that will distinguish Pearland from other communities within the Greater Houston area.
Ì The best way to achieve
RECOMMENDED ACTIONS Î 8.1 Placemaking Guidelines: Develop or update design guidelines that require the implementation of established placemaking practices in key place type areas and incentivize the use of natural areas and sustainable resources in the design of Pearland neighborhoods and amenity areas. Î 8.2 Lifestyle Amenities: Create design guidelines that ensure employment centers are developed with lifestyle amenities (walkability, green space, on-site or nearby retail, etc.) that attract highly skilled, high-income workers. Î 8.7 Tourism Ads: Increase advertising efforts for existing ecotourism, sports tourism, the Pearland GeoTour, Pearland Mural Tour, the Pear-Scape Trail, and other local attractions.
placemaking is not just with signage, banners or entry monuments, but also with the design of streets and trails, the siting and design of buildings and the use of streetscaping and strategically located open space.
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Thoroughfare Planning and Mobility
PROPOSED THOROUGHFARE PLAN
Mobility planning combines both engineering and planning principles to help move people and goods to and from their destinations. The Thoroughfare Planning and Mobility component establishes the City’s transportation policy direction and provides a long-term overview of major transportation improvements that will be necessary to support the FLUP and the other goals of the Comprehensive Plan.
§¨¦ 45
COMPREHENSIVE PLAN
Thoroughfare Plan
City Limit ETJ Freeway Major Thoroughfare - 120' Minimum ROW Proposed Frontage Road Sufficient Width To Be Widened ! ! To Be Acquired Secondary Thoroughfare - 100' Minimum ROW
8
!
P
N
PROPERTY LINES
Sufficient Width To Be Widened ! ! To Be Acquired Major Collector - 80' Minimum ROW Sufficient Width To Be Widened ! ! To Be Acquired Minor Collector - 60' Minimum ROW
!
³±
288
³±
521
Sufficient Width To Be Widened ! ! To Be Acquired
³±
SHARED ACCESS
!
! ! !
³±
C
35
6
0
0.5
1
2
3
Miles
Sources: BCAD, HCAD, Pearland Open Data May 2023
RECOMMENDED ACTIONS Î 9.1 Update Thoroughfare Plan: Update the Pearland Thoroughfare Plan to include definitions and descriptions of the roadway classifications, cross sections, and access management standards. The Pearland Engineering Design Criteria Manual should be updated to incorporate all changes. Î 9.5 Multi-Modal Master Plan: Continue to implement the recommendations from the City of Pearland Multi-Modal Master Plan to provide a well-designed and continuous pedestrian and bicycle network. Î 9.9 Pedestrian Realm: Update the UDC with specific pedestrian realm requirements in areas with middle market housing, including shade, wider sidewalks, refuge, benches, trash receptacles, etc.
Î There are multiple barriers, including railroads, freeways, and waterways, that limit mobility, specifically in the east and west directions. Î Multiple access points and curb cuts along major corridors introduce safety and efficiency issues. Î With the recent history of growth in the city, there are numerous intersections at or nearing capacity. Î A majority of trips are made by automobile. Pearland has developed a strong set of individual trails for non-motorized mobility; however, gaps exist and transitions from off-street to on-street network need improvement.
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§¨¦ 45
FIGURE 10.3: EXISTING PARKS AND TRAILS
Parks, Trails, and Open Space
COMPREHENSIVE PLAN
Parks and Trails - Existing
§¨¦ 45
8
Bodies of Water Parks Golf Courses Trails
8 Related Planning Efforts On January 11, N
COMPREHENSIVE PLAN
Parks, recreation, open space, and natural amenities are all part of a network of services and facilities that significantly enhance the quality of life in Pearland and set the community apart from adjacent communities.
P
§¨¦ 45
Parks and Trails - Existing
2234
Bodies of Water Parks Golf Courses Trails
2234 Restricted Parks Fees Required Restricted Access Planned Parks City Buildings N
COMPREHENSIVE PLAN
§¨¦ 45 2021, City Council adopted the award- winning 2020 Parks, Recreation, Open Spaces & Trails (Parks Master Plan) Master Plan.
P
Parks and Trails - Existing
8
Bodies of Water Parks Golf Courses Trails
Restricted Parks Fees Required Restricted Access Planned Parks City Buildings
Delores Fenwick Nature Center Parks & Rec Activity Centers/Complexes Recycle Center - Keep Pearland Beautiful
COMPREHENSIVE PLAN EXISTING PARKS AND TRAILS
P
N
288
521
Parks and Trails - Existing
2234
8 City Boundaries City Limit ETJ Thoroughfare Plan Freeway 521
Restricted Parks Fees Required Restricted Access Planned Parks City Buildings
Bodies of Water Parks Golf Courses Trails
2351
P Delores Fenwick Nature Center Parks & Rec Activity Centers/Complexes Recycle Center - Keep Pearland Beautiful
1128
288
PARKLAND OWNERSHIP
N
CITY-OWNED 546.9 ACRES
SUBDIVISIONS-OWNED 1,418.3 ACRES
2234
C
§¨¦ 45
521 City Boundaries City Limit ETJ Thoroughfare Plan Freeway
Existing Thoroughfares Proposed Thoroughfares
Restricted Parks Fees Required Restricted Access Planned Parks City Buildings
Delores Fenwick Nature Center Parks & Rec Activity Centers/Complexes Recycle Center - Keep Pearland Beautiful
2351
PLAN
1128
288
35
6
P City Boundaries City Limit ETJ Thoroughfare Plan Freeway 521
C
8
Existing Thoroughfares Proposed Thoroughfares
2351
N Delores Fenwick Nature Center Parks & Rec Activity Centers/Complexes Recycle Center - Keep Pearland Beautiful
1128
35
288
ISD-OWNED 968.5 ACRES
0
0.5
1
2
3
6
Miles
Sources: BCAD, HCAD, Pearland Open Data September 2021
C
2234
528
Existing Thoroughfares Proposed Thoroughfares
City Boundaries City Limit ETJ Thoroughfare Plan Freeway
2351
35
1128
6
0
0.5
1
2
3
Miles
Sources: BCAD, HCAD, Pearland Open Data September 2021
C
528
Existing Thoroughfares Proposed Thoroughfares
er Complexes nd Beautiful
288
RECOMMENDED ACTIONS Î 10.3: Provide more programming at parks throughout the City and the recreation center, including outdoor adventure programs, family-oriented programs, and outdoor educational programs. Î 10.5: Complete feasibility studies for each major facility described in the 2020 Parks Master Plan, as well as a recreation center for the west side of town and a shared-use facility along Hughes Ranch Road across SH 288. Î 10.6: PP E-1: Continue to implement the Parks, Recreation, Open Space, and Trails Master Plan. 528 35 3 Miles 528 0 1 2 3 0.5 Miles
521
6
Sources: BCAD, HCAD, Pearland Open Data September 2021
2351
1128
0
0.5
1
2
C
Sources: BCAD, HCAD, Pearland Open Data September 2021
35
6
PEARLAND COMPREHENSIVE PLAN 2040
0
0.5
1
2
3
xxii
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Miles
Data
528
Implementation Strategy
KEY PLAYERS Î Bicycling groups Î Homeowners Associations (HOAs) Î Keep Pearland Beautiful Î Pearland Historical Society Î Pearland Alliance for Art and Culture Î Lower Kirby Pearland Management District Î Pearland Chamber of Commerce Î Pearland Economic Development Corporation Î Independent School Districts (ISDs) Î City of Pearland (includes staff, Planning and Zoning Commission, City Council, and the Mayor) Î Adjacent municipalities (includes adjacent counties and cities where appropriate) Î Bay Area Houston Economic Partnership (BAHEP) Î METRO Î Houston-Galveston Area Council (H-GAC) Î TxDOT Î Railroads
The three main strategies from this comprehensive plan are:
1
Encourage middle market housing
2
Update the UDC
3
Planned development of the Lower Kirby District
Recommendations for each of these strategies can be found on the next pages; a full list of recommendations is provided in the Appendix.
HOW THE IMPLEMENTATION TABLE IS ORGANIZED
CHAPTER AND RECOMMENDATION "Where" These columns identify the name of the chapter where the recommendation
ACTION ITEMS "What" This column recommends a course of action
KEY PLAYERS "Who"
TIMEFRAME "When"
Short-Term 0-1 year
Mid-Term 2-7 years
This column specifies the recommended start time of implementation. Ongoing action items are activities that the City and other key players should perform on a regular basis.
This column includes a list of public and private organizations that will be the key to furthering implementation of the action items.
to begin achieving the goals from this comprehensive plan.
is stated and its corresponding recommendation number in that chapter.
Long-Term 7-15+ years
Ongoing Continual
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Strategy 1: Encourage Middle Market Housing
Key Players City of Pearland
Time Frame
Key Players City of Pearland, Chamber of Commerce
Time Frame
Chapter
ID
Action Item
Chapter
ID
Action Item
Placemaking
8.1
Develop or update design guidelines that require the implementation of established placemaking in key place type areas and the use of natural areas and sustainable resources in the design of Pearland neighborhoods and amenity areas.
Short- Term
Housing
6.1
Implement cluster development to provide additional density, with incentives for providing middle market housing types and additional neighborhood amenities. Update the UDC to allow a more diverse housing stock. This should include a combination of allowing smaller lot sizes and related development standards, allowing certain types by right in specific zoning districts (mixed-use and multifamily development in retail and office zones and ADUs within certain zoning districts), and providing applicants with tools for more efficient implementation.
Ongoing
Housing
6.2
City of Pearland
Short- Term
Mobility
9.9 Update the UDC with specific pedestrian realm requirements in areas with middle market housing, including shade, wider sidewalks, refuge, benches, trash receptacles, etc.
City of Pearland
Short- Term
Strategy 2: Update the UDC
Housing
6.3 Establish a database to evaluate if middle market housing units that are being developed are accomplishing the City's goals 6.4 Establish pre-approved patterns for building type where appropriate, using the City of Bryan’s Midtown Pattern Zoning as a reference; add to the OpenCounter or Zoning Check tools and inform applicants in pre-development meetings. 6.6 Expand the City’s Zoning Portal with an online interactive map that contains a database that allows the users to see if a specific parcel of land can develop middle market housing.
City of Pearland
Mid-Term
Key Players City of Pearland
Time Frame
Chapter
ID
Action Item
Housing
City of Pearland
Mid-Term
Land Use
4.1 Review the Conditional Use Permit and zone change criteria to determine if projects are incorporating the values of the comprehensive plan. 4.3 Examine lost development opportunity from required detention and provide credit toward additional units and density within designated areas. Required detention = Y Y/minimum lot size = X X = incentive within BP-288, town center, etc. for live-work, non-garden style multifamily, etc." development-related ordinances with the vision expressed in this comprehensive plan, accommodate the FLUP, include more flexibility for development standards, and make the document more reader-friendly. 4.4 Update the City’s UDC to align the
Short- Term
Land Use
City of Pearland
Short- Term
Housing
City of Pearland
Mid-Term
Housing
6.8
Create a focus group as the City is developing new regulations for middle market housing; City Council appointed focus group with each Councilmember appointing one appointee to develop recommendations for Middle Market housing. Middle Market housing consists of a range housing options that is not a single-family home or a large apartment complex, examples include multiplexes, carriage houses, townhouses, and courtyard apartments.
City of Pearland
Short- Term
Land Use
City of Pearland
Short- Term
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Key Players City of Pearland
Time Frame
Strategy 3: Planned Development of the Lower Kirby District
Chapter
ID
Action Item
Time Frame
Housing
6.2
Update the UDC to allow a more diverse housing stock. This should include a combination of allowing smaller lot sizes and related development standards, allowing certain types by right in specific zoning districts (mixed-use and multifamily development in retail and office zones and ADUs within certain zoning districts), and providing applicants with tools for more efficient implementation. Continue to regularly update the City’s water and wastewater impact fees, specifically when new capacity is brought on to areas that were not a part of a previous fee adjustment or in alignment with future annexation policies. Update the UDC to allow for authentic commercial districts through appropriate façade massing, increased walking, storefront visibility, and reserved corners for retail instead of office or residential lobbies. Update the UDC to allow for shared parking, structured parking incentives, and complete sidewalk design. Create design guidelines that ensure that employment centers are developed with lifestyle amenities (walkability, greenspace, on-site or nearby retail, etc.) that attract highly skilled, high-income workers. Provide UDC amendments to clarify and allow murals on a variety of buildings, fences, and structures.
Short- Term
Chapter
ID
Action Item
Key Players
Placemaking
8.5
Identify opportunities to host performing arts events in publicly owned spaces, including parks, street rights-of-way, and public buildings. Continue to partner with the Pearland EDC to coordinate public- and private-sector investments in catalyst site areas to spur future development.
City of Pearland, Keep Pearland Beautiful
Ongoing
Land Use
4.9
City of Pearland, PEDC
Ongoing
Housing
6.7
City of Pearland, Brazoria County, WCID
Short- Term
Economic Development
7.3 Position the Lower Kirby District and SH 35 Corridor as priority areas for development.
PEDC, Lower Kirby Pearland
Short- Term
Management District, Pearland Chamber of Commerce, BAHEP
Economic Development
7.12 RR 1.5
City of Pearland
Short- Term
Economic Development
7.11 RR 1.4
Develop destination retail that doesn’t compete with SH 288/Broadway retail or Pearland Town Center with entertainment, food, and beverage. Complement the biotechnology industry through creation of a community devoted to advancing the development and implementation of medical devices to support the aging population. Actively pursue a vibrant mixed- use entertainment district in the Lower Kirby District.
PEDC, Lower Kirby Pearland
Short- Term
Management District, Pearland Chamber of Commerce, BAHEP
Economic Development
7.13 RR 1.6
City of Pearland
Short- Term
Placemaking
8.2
City of Pearland, PEDC
Short- Term
Placemaking
8.11 PP A-2
City of Pearland, PEDC
Mid-Term
Placemaking
8.8
City of Pearland
Short- Term
Mobility
9.9 Update the UDC with specific pedestrian realm requirements in areas with middle market housing, including shade, wider sidewalks, refuge, benches, trash receptacles, etc.
City of Pearland
Short- Term
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Table of Contents
Introduction���������������������������������������������������3 Community Profile �������������������������������������� 11 Strategic Direction��������������������������������������29 Land Use�����������������������������������������������������35 Infrastructure and Public Services������������63 Housing��������������������������������������������������������83 Economic Development�������������������������������97 Placemaking���������������������������������������������� 119 Thoroughfare Planning and Mobility������129 Parks, Trails, and Open Space�����������������147 Implementation Strategy�������������������������159 Appendices A: PUBLIC ENGAGEMENT B: PUBLIC FEEDBACK C: HOUSING D: ECONOMIC DEVELOPMENT E: FUTURE LAND USE PLAN (FLUP)
CHAPTER 1
CHAPTER 2
CHAPTER 3
CHAPTER 4
CHAPTER 5
CHAPTER 6
CHAPTER 7
CHAPTER 8
CHAPTER 9
CHAPTER 10
CHAPTER 11
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Chapter 1 Introduction
PEARLAND COMPREHENSIVE PLAN 2040
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Chapter 1
GUIDING GROWTH This Pearland 2040 Comprehensive Plan is both an update to the 2015 Comprehensive Plan and a map for the future of Pearland. As “The Community of Choice,” the City made sure to engage members of the community in the process and create a Future Land Use Plan (FLUP) that considers their wishes for the future of the community. The City’s six strategic priorities provide a background of what would eventually become the priorities for this comprehensive plan. These strategic priorities are: Î Trusted Government – Delivering transparent, high-quality, and accessible city services by developing cutting edge solutions, engaging with the community, and continually improving our capabilities Î Strong Economy – Developing and investing in an attractive community that allows talent, entrepreneurs, and businesses to thrive for generations to come by supporting stable, steady growth, and unending opportunities Î Safe Community – Making Pearland a welcoming place by ensuring a safe environment and providing efficient and effective Public Safety services for residents, businesses, and visitors Î Sustainable Infrastructure – Building quality of life on a well-planned and maintained foundation of essential water, transportation, and flooding infrastructure; appealing amenities; and long-term value Î Resilient Finances – Providing long-term community value through trusted stewardship and responsible financial management Î Connected Community – Fostering a diverse and unified community with events, amenities, and public and private spaces that bring people together These strategic priorities and responses from stakeholders guided this plan and, therefore, guide the recommended growth for the City.
FUTURE LAND USE PLAN (FLUP) 77% of the land in Pearland’s city limits is currently built out and developed, and the rest is quickly on its way to being so. Based on responses from public engagement, a FLUP with updated place types was created. Chapter 8: Placemaking provides a detailed account of what recommendations are suggested for the FLUP. Based on the needs of Pearland’s citizens, the FLUP represents a generalized projection of the future development pattern for the City. It contains general categories and is not intended to be as specific as the zoning map; therefore, the two should not be confused. According to the Texas Local Government Code (TX LGC) (§ 211.004), “zoning regulations must be adopted in accordance with a comprehensive plan…” Further, a comprehensive plan does not constitute zoning regulations or establish zoning district boundaries. Implementing zoning is the responsibility of the Planning & Zoning Commission and the City Council. The place types designated on the FLUP will help to guide growth in a sustainable manner seeking to maximize the quality of life for those who live, work, and play in the City of Pearland. “Place types” describe the potential character of an area. The FLUP is comprised of 13 distinct place types: Î Business Park Î Town Center
Introduction
Purpose of the Comprehensive Plan
A comprehensive plan guides land use and development in a city. We use the term “comprehensive” because it is just that—a thorough and overarching plan for what Pearland will look like in the future in terms of where neighborhoods, retail, parks, and all the important places of a city are located.
Î Commercial Center Î Mixed-Use Center Î Professional Services and Industrial Î Manufacturing and Warehouse Î Urban Living Î Compact Residential Î Traditional Residential Î Established Residential Estate Î Natural Areas and Outdoor Tourism Î Parks and Open Spaces Î Public Use
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Development of the Comprehensive Plan PUBLIC ENGAGEMENT OVERVIEW
PLANNING AUTHORITY The City of Pearland 2040 Comprehensive Plan has been prepared in accordance with the provisions outlined in Section 213 of the TX LGC. The administrative framework for the comprehensive plan is included in the sections that follow. The TX LGC (§ 213.002) states in part that, “The governing body of a municipality may adopt a comprehensive plan for the long-range development of the municipality.” The basis for the adoption of a comprehensive plan is also identified in the TX LGC (§ 213.001) by providing that, “The powers granted under this chapter are for the purpose of promoting sound development of municipalities and promoting public health, safety, and welfare.” Further, the Plan serves as a basis for zoning policy. The TX LGC (§ 211.004) states “zoning regulations must be adopted in accordance with a comprehensive plan…” The TX LGC (§ 213.002) offers municipalities a certain autonomy over content of the Plan by stating, “A municipality may define the content and design of a comprehensive plan.” The TX LGC (§ 213.002) further details the following components and provisions to potentially be included in a comprehensive plan: 1. "include but is not limited to provisions on land use, transportation, and public facilities; 2. consist of a single plan or a coordinated set of plans organized by subject and geographic area; 3. be used to coordinate and guide the establishment of development regulations." Further, TX LGC (§211.004) states “Zoning regulations must be adopted in accordance with a comprehensive plan and must be designed to: 1. lessen congestion in the streets; 2. secure safety from fire, panic, and other dangers; 3. promote health and the general welfare; 4. provide adequate light and air; 5. prevent the overcrowding of land; 6. avoid undue concentration of population; or 7. facilitate the adequate provision of transportation, water, sewers, schools, parks, and other public requirements.” By abiding by the aforementioned provisions included in Sections 211 and 213 of the TX LGC, the City of Pearland endeavors to provide a Plan that will serve as an overall framework to ensure that development and redevelopment within the City occur in a sustainable manner. The Plan serves as a basis for all regulatory aspects of development and redevelopment and should be consistent with other development regulations adopted by the City. To this end, the TX LGC (§ 213.002) offers that, “A municipality may define, in its charter or by ordinance, the relationship between a comprehensive plan and development regulations and may provide standards for determining the consistency required between a plan and development regulations.”
The Pearland 2040 Comprehensive Plan was created through a process that combined input from Pearland’s community, vetted with professional expertise, with decisions by a Comprehensive Plan Advisory Committee (CPAC) and Pearland’s elected and appointed leaders. Meetings included: Î Four CPAC meetings and two CPAC workshops Î Nine stakeholder meetings (e.g., Pearland Economic Development Corporation (EDC), Chamber of Commerce, Lions Club, Convention & Visitors Bureau Advisory Board, etc.) Î Seven community input sessions Please see Appendix A for specific information. INTERNET-BASED PUBLIC ENGAGEMENT Online public engagement was sourced via a Social Pinpoint website that was active from October 2021-May 2022. Over the course of the project, there were 7,730 visits to the website from 2,194 users. The website received 295 comments and 73 survey responses. After the initial public engagement efforts, City staff was directed by City Council to gather additional feedback between November 2023 to January 2024. A web survey that contained six open-ended question received 8,079 responses. Please see Appendix B for the survey responses and word clouds. From the survey, Pearland residents recognize the fast growth the City is experiencing and they want to ensure that sufficient funding is spent on maintaining public infrastructures and amenities. The best kept secret of living in Pearland revolves around the sought after public schools that continue to be inviting to young families. Moving forward, residents want to ensure that housing affordability is taken into account as the city prepares for future developments. Please see Appendix B for specific information.
SOCIAL PINPOINT MAP OF SURVEY RESPONSES
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Popular Opinion Quotes provided below represent ideas that were expressed or upvoted most often through the public engagement process. Appendix B provides all comments received.
INFRASTRUCTURE
THOROUGHFARE PLANNING AND MOBILITY
“I would like to see the City of Pearland bury power lines and get rid of the utility poles. This would go a long way toward beautification of the area, and add resistance to extreme weather conditions.”
“Need sidewalks so kids can safely get to the school. Currently have to walk in the road.” “Pedestrian bridge connecting west and east Pearland. Access to mall and into neighborhoods without cross traffic.” “Connecting these multi-use pathways would be ideal for walkers and joggers, cyclists and general pedestrian use.” “The new library is beautiful, but not very accessible as it is cutoff from the neighborhood by the busy road [sic]. A walking path from the new trail from the north and need to make a safe pedestrian crossing for people to get across without the use of a car. Need to widen and make safer the walking path from Kirby to the new library. Turn the large shoulders of shadow creek into a protected bike path.”
LAND USE
ECONOMIC DEVELOPMENT
“We need a family recreation center of some type on the west side.” “Something like the Baybrook area with green area for people to just hang out but also restaurants, coffee shops, for people to sit or just grab a bite.” “It would be nice to have a family fun event place like Main Event with bowling, video games, food, etc.” “I would suggest Pearland include sections in this planning effort addressing resilience, climate action, and sustainability…” “A bakery...breakfast brunch area or an 85 degree bakery... We need more options for the Asian Community.”
“Urban area close to town center will bring many people, and address residential need without creating traffic due to accessibility to freeway.” “Shopping centers with same businesses, most have the same nail, hair, urgent care, dentist, pizza etc several on pearland pkwy mirror. So many crammed into a few miles. Would like to see a museum like Sugar Land or splash pad something fun with the land. Event center.” “Need a “walkable area” with shops, breweries, boutiques, tea rooms, etc.”
PLACEMAKING
“Small town/old town feel-retail and restaurant.” “Potential public space that utilizes a train depot theme. Could include public space for concerts and events, food trucks, shops, restaurants.” “Please reconsider the layout for the “Gateway to Pearland” So much concrete. Needs to blend in with the ivy district concept. We need to get out of the 90s sprawl mindset.” “Pearland - PEDC- have done a fantastic job at this entrance with the monument signs and landscaping down Main St./HWY 35. Beautiful Entrance to Pearland. We appreciate your hard work. This has made a big difference on Hwy 35.”
HOUSING
PARKS AND OPEN SPACE
“Old town can be a great location for mixed use area.” “An additional Senior Center should be placed on the west end of the city since this facility is overbooked and our community is growing in seniors!” “Need additional roof tops to support existing retail center. High density housing here would have excellent proximity to other uses as well as major thoroughfares.”
“Make the sidewalk around the lake wider for people that just want to walk around; add sitting areas for people watching” “Many residents would benefit with the development of a skate park at Centennial Park.” “With the new residential areas planned for this area it is important for parks and trail connections to be consistent throughout.” “The trails are such an asset to the community. The overall trail experience could be enhanced through habitat restoration and tree planting efforts of native species along the trail and adjacent detention areas.”
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