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Pearland Guy

Proposed HEB @ Pearland Pkwy & 518

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Has anyone been following the goings on @ Pearland City Council regarding proposed HEB @ Pearland Pkwy & 518? HEB goes before council tonight for the umpteenth time. Why does HEB need to scrap the PD in place and get a general business zoning designation? The exsisting PD allows for a grocery store at that site. Plan and simple, if HEB wants to build a store at that site today they could go forward immediately with permitting process. It seems that HEB wants to circumvent the rules the city has in place so they can do things "their" way. Pearland Planning and Zoning sent this project to City Council with a unamious vote of 5-0 to turn down this zone change stating that - PNZ has spent time and $ creating the PD so developers & retailers who come to this location adhere to certain guidelines, architecture controls, green space, setbacks.... We are not voting against HEB - we simply want them to play by the rules that are currently in place to ensure this last major undeveloped corner in the City of Pearland is developed in a manner that will serve the city for generations rather than a grocer on the hard corner in the short term.-

So what happens if HEB buys the +/- 23 acres on the hard corner and does not build a store at that location. Or, if they buy the land and build a store in say 2, 5, 10 years down the road? The whole tract & the future increased ad valorem tax generation is at the mercy of HEB and their internal timeline - This is not in the best interest of the City of Pearland.

This issue seems to be lost on those who have not delved more than skin deep on this issue. No one is saying we do not want HEB. To the contrary most all interaction @ City Council starts with the disclaimer "This is not a vote against HEB.... and then an ensuing argument of why the PD is in place and why it should remain in place" In fact that is correct. No one is voting "against" HEB. They are voting for City Council to enforce the current regulations that are in place to protect the best interest of the citizens of Pearland.

I guess we will read about it tomorrow.

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Having personally dealt with the city for an expansion of our business in Pearland, I can say that the city is quite difficult to deal with. The rules and regulations that they make everyone else abide by are ridiculous. I understand the rules are designed to make Pearland more beautiful, but if that were the case why do they exempt themselves from it? We added some space to our building and we also had to add about 60 trees and an outrageous amount of detention...the school district buys the old Walmart, renovates it, and then exempts itself from all of their own rules...the admin building across from the newer walmart is one of the ugliest buildings in Pearland....

Im not saying I disagree with anything council is doing, but Pearland has become very anti-business when it comes to development. They went from easy going, reasonable smart development, to a bureaucratic nightmare. Growing pains I guess, but still, anti-business is not tolerated for long by many.

Has anyone been following the goings on @ Pearland City Council regarding proposed HEB @ Pearland Pkwy & 518? HEB goes before council tonight for the umpteenth time. Why does HEB need to scrap the PD in place and get a general business zoning designation? The exsisting PD allows for a grocery store at that site. Plan and simple, if HEB wants to build a store at that site today they could go forward immediately with permitting process. It seems that HEB wants to circumvent the rules the city has in place so they can do things "their" way. Pearland Planning and Zoning sent this project to City Council with a unamious vote of 5-0 to turn down this zone change stating that - PNZ has spent time and $ creating the PD so developers & retailers who come to this location adhere to certain guidelines, architecture controls, green space, setbacks.... We are not voting against HEB - we simply want them to play by the rules that are currently in place to ensure this last major undeveloped corner in the City of Pearland is developed in a manner that will serve the city for generations rather than a grocer on the hard corner in the short term.-

So what happens if HEB buys the +/- 23 acres on the hard corner and does not build a store at that location. Or, if they buy the land and build a store in say 2, 5, 10 years down the road? The whole tract & the future increased ad valorem tax generation is at the mercy of HEB and their internal timeline - This is not in the best interest of the City of Pearland.

This issue seems to be lost on those who have not delved more than skin deep on this issue. No one is saying we do not want HEB. To the contrary most all interaction @ City Council starts with the disclaimer "This is not a vote against HEB.... and then an ensuing argument of why the PD is in place and why it should remain in place" In fact that is correct. No one is voting "against" HEB. They are voting for City Council to enforce the current regulations that are in place to protect the best interest of the citizens of Pearland.

I guess we will read about it tomorrow.

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Yes I have followed it. Close enough to see you are just repeating Ms. Sherrouse's rhetoric. Read Marksmu's reply. He is spot on. Pearland has a bad rep with developers, and this fiasco with HEB is a case in point. It's costing us tax revenue and jobs, and until citizens wake up and vote out the old-guard that still controls the city, things won't change.

Has anyone been following the goings on @ Pearland City Council regarding proposed HEB @ Pearland Pkwy & 518? HEB goes before council tonight for the umpteenth time. Why does HEB need to scrap the PD in place and get a general business zoning designation? The exsisting PD allows for a grocery store at that site. Plan and simple, if HEB wants to build a store at that site today they could go forward immediately with permitting process. It seems that HEB wants to circumvent the rules the city has in place so they can do things "their" way. Pearland Planning and Zoning sent this project to City Council with a unamious vote of 5-0 to turn down this zone change stating that - PNZ has spent time and $ creating the PD so developers & retailers who come to this location adhere to certain guidelines, architecture controls, green space, setbacks.... We are not voting against HEB - we simply want them to play by the rules that are currently in place to ensure this last major undeveloped corner in the City of Pearland is developed in a manner that will serve the city for generations rather than a grocer on the hard corner in the short term.-

So what happens if HEB buys the +/- 23 acres on the hard corner and does not build a store at that location. Or, if they buy the land and build a store in say 2, 5, 10 years down the road? The whole tract & the future increased ad valorem tax generation is at the mercy of HEB and their internal timeline - This is not in the best interest of the City of Pearland.

This issue seems to be lost on those who have not delved more than skin deep on this issue. No one is saying we do not want HEB. To the contrary most all interaction @ City Council starts with the disclaimer "This is not a vote against HEB.... and then an ensuing argument of why the PD is in place and why it should remain in place" In fact that is correct. No one is voting "against" HEB. They are voting for City Council to enforce the current regulations that are in place to protect the best interest of the citizens of Pearland.

I guess we will read about it tomorrow.

Edited by Timnwendy

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Yes I have followed it. Close enough to see you are just repeating Ms. Sherrouse's rhetoric. Read Marksmu's reply. He is spot on. Pearland has a bad rep with developers, and this fiasco with HEB is a case in point. It's costing us tax revenue and jobs, and until citizens wake up and vote out the old-guard that still controls the city, things won't change.

TimnWendy - Not just repeating Ms. Sherrouse's rhetoric here. Drive up & down 518 and look at the smattering of mismatched, ugly, & empty strip centers. HEB is no dummy, they are trying to strong arm the city to reduce the quality of development they have to build plain & simple. That corner is a prime piece of real estate & that's why they want it. If HEB does not build there someone else will. The PD in place does not call for gold plated fixtures & 60% green space. It calls for any future development at that corner to above the usual development standards for GB. For example, go look at Woodlands, Cinco, Sugaraland, Katy... Do you think all the developments in that area just happen to be a cut above. No, they were forced to do so through the various governing entities. Having strict guidelines creates quality developments. Like having a quality HOA that maintains your neighborhood versus not having one thus allowing for cars parked in yard, couches on porch, trash on street for days ahead of pick up....

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TimnWendy - Not just repeating Ms. Sherrouse's rhetoric here. Drive up & down 518 and look at the smattering of mismatched, ugly, & empty strip centers. HEB is no dummy, they are trying to strong arm the city to reduce the quality of development they have to build plain & simple. That corner is a prime piece of real estate & that's why they want it. If HEB does not build there someone else will. The PD in place does not call for gold plated fixtures & 60% green space. It calls for any future development at that corner to above the usual development standards for GB. For example, go look at Woodlands, Cinco, Sugaraland, Katy... Do you think all the developments in that area just happen to be a cut above. No, they were forced to do so through the various governing entities. Having strict guidelines creates quality developments. Like having a quality HOA that maintains your neighborhood versus not having one thus allowing for cars parked in yard, couches on porch, trash on street for days ahead of pick up....

Your answer brings up a couple of points:

1. I agree that 518 has a smattering of mismatched, ugly, and empty strip centers. Where was Ms. Sherrouse and the Planning & Zoning Commission when all that was put before them? Asleep at the wheel? Sayiing they are inconsistent is putting it mildly.

2. If that corner was pristeen with no other commerical businesses near it, i could see your point. But the Lowe's right across the street sorta destroys the ambiance of putting something higher class in there. Think about it.

3. HEB has been good for the west end of town, and it could be for that corner too. They also seem to care about the community, based on the recent article in the Pearland Journal.

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Just as a gut reaction I would be for it -- but I'm also biased because I don't like the Blackhawk HEB all that much (and this one would be what - only 4-5 miles away?)..

If HEB continues to be thoughtful about their design despite minimum requirements it could be great (I'm thinking Buffalo Market and all the backpedaling/compromise for the proposed Wilshire Village site...who knows, it could happen!)..

That being written, I admit to being quite ignorant about Pearland politics and bureaucracy. Is there some information about this online somewhere?

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Your answer brings up a couple of points:

1. I agree that 518 has a smattering of mismatched, ugly, and empty strip centers. Where was Ms. Sherrouse and the Planning & Zoning Commission when all that was put before them? Asleep at the wheel? Sayiing they are inconsistent is putting it mildly.

2. If that corner was pristeen with no other commerical businesses near it, i could see your point. But the Lowe's right across the street sorta destroys the ambiance of putting something higher class in there. Think about it.

3. HEB has been good for the west end of town, and it could be for that corner too. They also seem to care about the community, based on the recent article in the Pearland Journal.

Pearland has a good problem to have. As the 2nd fastest growing city in the state according last census, Pearland has undergone dynamic growth. As smaller towns experience phenominal growth there is always a steep learning curve. Mistakes are often made & lessons are learned along the way. As is the case with Pearland. Alot of the garbage up & down 518 was there before the population explosion. The city began a process to identify various corridors through out the city that would be suitable for high density development & place controls on them. The owners of "HEB Tract" obviously saw this more stringent regulation as a plus & requested the exsisting PD. The Lowe's on the other corner is an excellent neighbor & you should be glad to have a development of that quality. If it were not for PD in place on "HEB Tract" you might see a .99 cent store, dollar store.... What would you like to see there? There is not going to be any ultra premium development in Pearland - demographics won't suppport it. Yes, HEB on the west side has been good & they are fine corporate citizens as it has been pointed out by the media at least a dozen times. Again, no one is doubting that.... the argument is why should they be allowed to not follow exsisting development requirements that are in place to ensure quality developments. Tim you should be glad such requirements are in place. They have kept your values up throughout a treacherous economy.

Think about it like this. If the average person where to drive through your neighborhood on trash pickup day & see all the trashbags out on the street they would come away with a less than desireable image. It looks bad. Other communities with more stringent HOA's would not stand for this. It is mandated that all trash be placed at appropriate place & in a regaulation trash can. The community with uniform trash receptacle looks better than the one with out. It is cleaner, more sanitary, eye appealing & values will be higher. All of which will come at a higher cost for you through your HOA. Think of the PD as your neighborhood that has the trashcans on the street versus the (GB) neighborhood with trash bags on the street.

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Pearland has a good problem to have. As the 2nd fastest growing city in the state according last census, Pearland has undergone dynamic growth. As smaller towns experience phenominal growth there is always a steep learning curve. Mistakes are often made & lessons are learned along the way. As is the case with Pearland. Alot of the garbage up & down 518 was there before the population explosion. The city began a process to identify various corridors through out the city that would be suitable for high density development & place controls on them. The owners of "HEB Tract" obviously saw this more stringent regulation as a plus & requested the exsisting PD. The Lowe's on the other corner is an excellent neighbor & you should be glad to have a development of that quality. If it were not for PD in place on "HEB Tract" you might see a .99 cent store, dollar store.... What would you like to see there? There is not going to be any ultra premium development in Pearland - demographics won't suppport it. Yes, HEB on the west side has been good & they are fine corporate citizens as it has been pointed out by the media at least a dozen times. Again, no one is doubting that.... the argument is why should they be allowed to not follow exsisting development requirements that are in place to ensure quality developments. Tim you should be glad such requirements are in place. They have kept your values up throughout a treacherous economy.

Think about it like this. If the average person where to drive through your neighborhood on trash pickup day & see all the trashbags out on the street they would come away with a less than desireable image. It looks bad. Other communities with more stringent HOA's would not stand for this. It is mandated that all trash be placed at appropriate place & in a regaulation trash can. The community with uniform trash receptacle looks better than the one with out. It is cleaner, more sanitary, eye appealing & values will be higher. All of which will come at a higher cost for you through your HOA. Think of the PD as your neighborhood that has the trashcans on the street versus the (GB) neighborhood with trash bags on the street.

You are giving me the stock political reasoning. I feel like I'm talking to Ms. Sherrouse herself. Fine. So you are calling that Lowe's a high-end development? Sorry, but I just don't see it. I do like Lowe's,but I don't see it being any different than a .99c store. They are both commerical pad sites.

There is commerical development on all other corners of that intersection, so putting an HEB in there is not going to hurt one bit.

Your analogy about the trash bins makes me wonder if you actually live in Pearland, because any Pearlander will tell you we are not allowed to use trash bins. Waste Management prohibits there use, per contract with the city.

Yes, I know the P&Z Commission serves a purpose but in my opinion they are woefully out of touch with the residents' wishes (you know polls show most Pearlanders want the HEB there, right?)

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You are giving me the stock political reasoning. I feel like I'm talking to Ms. Sherrouse herself. Fine. So you are calling that Lowe's a high-end development? Sorry, but I just don't see it. I do like Lowe's,but I don't see it being any different than a .99c store. They are both commerical pad sites.

There is commerical development on all other corners of that intersection, so putting an HEB in there is not going to hurt one bit.

Your analogy about the trash bins makes me wonder if you actually live in Pearland, because any Pearlander will tell you we are not allowed to use trash bins. Waste Management prohibits there use, per contract with the city.

Yes, I know the P&Z Commission serves a purpose but in my opinion they are woefully out of touch with the residents' wishes (you know polls show most Pearlanders want the HEB there, right?)

I'm lost as to why you keep on refering to Sherrouse. Either way, you are missing the point. I know everyone wants HEB there. I like HEB too. It's about making them adhere to a higher quality development.

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I'm lost as to why you keep on refering to Sherrouse. Either way, you are missing the point. I know everyone wants HEB there. I like HEB too. It's about making them adhere to a higher quality development.

I do see the point. But enforcing a PD just because that's the way it was zoned years ago for a different developer (who pulled out) simply doesn't make sense. It also doesn't make sense based on what is already built around that intersection.

A PD can be changed, but for some reason the folks on the commission and on city council are refusing to do it. They can't give any reason other than 'it should be adhered to'. Perhaps they are playing a game of bluff with HEB, but that is pretty arrogant and stupid. At least council members Sherman and Thompson get it..

All decisions like this do is enforce the perception that Pearland is a difficult place in which to create businesses. We don't need that. The businesses will simply go elsewhere, and we say goodbye to jobs and tax revenue.

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They are not refusing to change PD as it has been pointed out

Several times by numerous council members. HEB will not even step

up to the plate consider abiding by the PD. They are saying we

don't like the rules - we want a whole zoning for us. Saboe and others

have said this over and over "HEB won't even consider doing this.

Don't be fooled by these strong arm tactics - this is the grocery

store business and this is how HEB has chosed to play it. Basically

HEB is saying it's our way or the Highway. Funny, to me it seems

Sherman and especially Thompson are the most uninformed. It's as

if he has no experience is dealing with such matters - maybe becuae

he does not. We shall see in a couple of weeks. Glad to see someone

else out there considering the issues -

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It will be interesting to see what happens. Sherrouse replacing Saboe on the council will be the key. Will she flip on her previous position and vote to allow the PD change for the HEB? It seems unlikely, but who knows what is being discussed behind closed doors.

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I have lived in Pearland since 1994. Population was around 26,000 when we got here. What I have marveled at for a long time is the fact that at some point Pearland City Hall decided that we are a "Planned Community". That makes my wife and I laugh every time we see the sign. There was nothing planned about Pearland for the longest time, it just sort of happened. Now as we grew I guess they tought they should try to plan some things, but while they were thinking about it all those wonderful little retail strip centers popped up along 518 riding the "SilverLake" wave. Heck there are businesses as far east as 35 and 518 advertising themselves as SilverLake. Now HEB wants to build and this whole mess pops up. Well I live on the far east side and for one would love the idea of going to a HEB and not having to drive to 288 or 528 in Friendswood to get to one. I also would like to leave my tax dollars in Pearland. However the City Council wants what they want in terms of what is built and how it is built. They want a say in the quality of the offering. Well remember this the mayor lives on the East Side as well as a couple other council members. Maybe they don't want to see their side of town trashed out. Who knows.

The problem I have is when the mayor as he did several weeks ago said that the landowners were asking to much and that if they were willing to take less money then the deal could get done. What a crock! The City decides to put or in this case keep certain zoning requirements in place that will cost HEB or whoever buys the land more money. In order to get the deal done, he essentially tells the landowners to reduce their price to pay for the requirements he wants. Meddle in private business you think? HE is essentially asking the landowners to subsidize beautification that the city wants. I say find out what it takes and recall the old dude. He does not need to tell private landowners what their land is or is not worth. The market does that and he is now officially on record because he and the other council members are playing with zoning to affect the value. I don't know but in my world they are treading on thin ice with this one.

And finally the last election offered no relief. Had Cole defeated Ried we would still be right where we are because Cole is just another of the old guard. When I complained about the cheap strip centers being built along 518 years ago he responded to a post here or on another forum by saying that the City could do nothing to stop them being built because it was private land zoned for retail use. Well whats the difference here Kevin and all you city council folks?

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I have lived in Pearland since 1994. Population was around 26,000 when we got here. What I have marveled at for a long time is the fact that at some point Pearland City Hall decided that we are a "Planned Community". That makes my wife and I laugh every time we see the sign. There was nothing planned about Pearland for the longest time, it just sort of happened. Now as we grew I guess they tought they should try to plan some things, but while they were thinking about it all those wonderful little retail strip centers popped up along 518 riding the "SilverLake" wave. Heck there are businesses as far east as 35 and 518 advertising themselves as SilverLake. Now HEB wants to build and this whole mess pops up. Well I live on the far east side and for one would love the idea of going to a HEB and not having to drive to 288 or 528 in Friendswood to get to one. I also would like to leave my tax dollars in Pearland. However the City Council wants what they want in terms of what is built and how it is built. They want a say in the quality of the offering. Well remember this the mayor lives on the East Side as well as a couple other council members. Maybe they don't want to see their side of town trashed out. Who knows.

The problem I have is when the mayor as he did several weeks ago said that the landowners were asking to much and that if they were willing to take less money then the deal could get done. What a crock! The City decides to put or in this case keep certain zoning requirements in place that will cost HEB or whoever buys the land more money. In order to get the deal done, he essentially tells the landowners to reduce their price to pay for the requirements he wants. Meddle in private business you think? HE is essentially asking the landowners to subsidize beautification that the city wants. I say find out what it takes and recall the old dude. He does not need to tell private landowners what their land is or is not worth. The market does that and he is now officially on record because he and the other council members are playing with zoning to affect the value. I don't know but in my world they are treading on thin ice with this one.

And finally the last election offered no relief. Had Cole defeated Ried we would still be right where we are because Cole is just another of the old guard. When I complained about the cheap strip centers being built along 518 years ago he responded to a post here or on another forum by saying that the City could do nothing to stop them being built because it was private land zoned for retail use. Well whats the difference here Kevin and all you city council folks?

brerrabbit - We drink from the same trough! Happy 4th!

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Surprise me? No not at all. According to the Journal article Scott McCellend the President of HEB Houston showed up for the meeting and committed to a GB "plus" development which meant it will be better than GB but not all the way up to PD. If you look at all things HEB does in Pearland and the Greater Houston area you have to figure that between the last meeting and this one residents pointed out the amount of money HEB has donated as well as the money and support they provided last years Pearland HS State Champion Football team and the Pearland LL team that made it to the US Championship game. The idea that a company with essentially one store in Pearland has done that much for the city and the council wanted to block or impeed a second store was ridiculous and I think that message was sent to City Council loud and clear. I truely believe their minds were made up to vote in favor of the change before the meeting ever started.

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Happened to pass by site HEB bought after all the brohaha @ Pearland Pkwy & 518 today. I see they have not started anything. Anybody have an update on their timing?

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