Pearland - Friendswood - Manvel Edition | May 2026

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Pearland Friendswood Manvel Edition VOLUME 12, ISSUE 6 MAY 12JUNE 9, 2026

Brought to you by our premium gold sponsor: 2026 Home Edition

Secondary suite permit denial sparks conversation

Also in this issue

Impacts: Check out a new Indian street food restaurant that opened in Pearland (Page 7)

Education: Learn about Friendswood ISD’s projected budget for FY 202627 (Page 29)

Pearland resident David Deriso’s permit request to build an accessory dwelling unit, or ADU, to allow his mother to live on his property, ignited a community debate about the city’s authority over property rights and zoning regulations. (Rachel Leland/Community Impact)

INSIDE 22 BY RACHEL LELAND

Also of note

Depending on zoning in Manvel, ADU size must be 20%-50% of the primary structure.

Friendswood allows mother-in- law suites or servants quarters, but the occupants must be related to the property owners or caretakers of the property.

SOURCE: CITIES OF FRIENDSWOOD AND MANVELCOMMUNITY IMPACT

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PEARLAND - FRIENDSWOOD - MANVEL EDITION

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About Community Impact

Community Roots: Founded in 2005 by John and Jennifer Garrett, we remain a locally owned business today. Texas-Wide Reach: We deliver trusted news to 65+ communities across the Austin, Bryan-College Station, Houston, and Dallas-Fort Worth metros.

Market leaders & metro team

Reporters Jovanna Aguilar Ella Barnes Sarah Brager Bradley Dountz Wesley Gardner Cole Gee Rachel Leland

Emily Lincke Roo Moody

Papar Faircloth General Manager pfaircloth@ communityimpact.com

Nichaela Shaheen Catherine White Kara Willis Ariel Worthy Graphic Designers Ellen Jackson Matt Mills Jake Schlesinger Jesus Verastegui Ronald Winters Managing Editor James T. Norman Product Manager Martha Risinger Quality Desk Editor Sarah Hernandez Market President Jason Culpepper

Haley Velasco Editor hvelasco@ communityimpact.com

Lindsay Radenz Account Executive lradenz@ communityimpact.com

16300 Northwest Freeway, Jersey Village, TX 77040 • 2814696181 Careers communityimpact.com/careers Press releases plfnews@communityimpact.com Advertising plfads@communityimpact.com communityimpact.com/advertising Connect on social @communityimpacthtx @communityimpacthtx

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PEARLAND FRIENDSWOOD MANVEL EDITION

Impacts

SHADOW CREEK PKWY.

288

MCHARD RD.

Pearland

521

W. BROADWAY ST.

WALNUT ST.

518

Friendswood

WESTMINSTER RD.

W. BAY AREA BLVD.

MAGNOLIA PKWY.

BAILEY AVE.

SPARKLING CITRUS ST.

MCKEEVER RD.

MASTERS ST.

POLLARD BLVD.

2351

HILLSIDE BLOOM RD.

MASTERS ST.

MERIDIANA PKWY.

MAP NOT TO SCALE

Manvel

5 Texas Mattress Makers The mattress manufacturer and retail store features a variety of handmade mattresses and bedding products. • Opened early March

• 5805 S. Sam Houston Parkway E., Houston • www.target.com 3 Hot & Toned Pilates The studio oers hot mat, reformer and traditional

Now open

1 Golden Chick The quick-service franchise serves fried chicken, chicken tenders and sandwiches, along with salads, sides and other items. • Opened April 7 • 11418 S. Sam Houston Parkway E., Houston • www.goldenchick.com 2 Target Receive Center The facility is the rst of its kind in Houston, designed to serve as the rst point of receipt for domestic and global products, reducing costly cross-country shipments. • Opened April 29

• 9430 Broadway St., Pearland • www.texasmattressmakers.com

Cadillac Pilates. • Opened Feb. 25

• 9603 W. Broadway St., Pearland • hotandtonedpilatesstudio.com 4 Crain Group

6 Pizza Hut The fast-food pizza chain serves specialty pizzas, wings, pasta bowls, sandwiches and desserts, among other items. • Opened March 31 • 11619 Shadow Creek Parkway, Ste. 180, Pearland • www.pizzahut.com

The full-service commercial builder helps design, manage and construct large-scale buildings for businesses and organizations. • Opened April 8 • 1600 Old Alvin Road, Pearland • craingroup.com

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7 Bank OZK The full-service bank oers services for checking and savings accounts, personal loans, investment management and retirement planning. • Opened April 16 • 301 E. Parkwood Drive, Friendswood • www.ozk.com 8 Memorial Hermann Medical Group Manvel The health care providers provide a wide array of quality primary care services. • Opened April 21 • 17315 Highway 6, Ste. 101, Manvel • memorialhermann.org/locations/mhmg-manvel Isaiah 117 House The nonprot is dedicated to changing the way foster care begins by reducing trauma for children entering foster care, lightening the load of child welfare sta and easing the transition to placement. • Opened May 8 • Location is not publicly available for safety reasons. Email brazoriatx@isaiah117house.com for information. • isaiah117house.com

11 Sprouts Farmers Market Sprouts oers fresh, natural and organic food with products that cater to a range of dietary needs. • Opening May 29 • 1001 W. Bay Area Blvd., Webster • www.sprouts.com

Now open

What’s next PERMITS FILED WITH THE TEXAS

DEPARTMENT OF LICENSING AND REGULATION

12 The Market at Meridiana The development broke ground April 11. Tenants include La Dolce Nail Salon, Twisted Egg Shack and Select Physical Therapy with more on the way. • SW of Highway 6 and Meridiana Parkway, Manvel • meridianatexas.com 13 Azahar Mexican Kitchen The restaurant is a sister location to Habaneros Tex-Mex Kitchen, which serves Tex-Mex food and drinks. • 1788 S. Friendswood Drive, Friendswood • 7habaneros.com

16 Masala Street The Indian street food restaurant serves tawa and corn cheese sandwiches, Dosa, Idli, Vada, Puri and snacks, including popcorn chicken, Punugulu and samosas, among other items. • Opened March 19 • 11710 W. Broadway St., Ste. 118, Pearland • masalastreetus.com

In the news

Coming soon

14 Valencia The master-planned community opened the Orchard House Neighborhood Center in early April, featuring a pool, playground and clubhouse for residents. • 6426 Sparkling Citrus St., Manvel • www.valenciabyhillwood.com 15 Killen’s Steakhouse The steakhouse, which serves steaks, seafood, desserts and a full wine and cocktail menu, celebrated its 20th anniversary April 24.

18 Pearland Hearing Aids and Audiology The clinic, which provides custom earplugs, tinnitus care, earwax removal and a variety of hearing aid styles, celebrated its 10-year anniversary May 2.

9 The Gilded Page Literary Lounge The store will oer a selection of books alongside coee, wine and pastries from Roland’s Swiss Bakery, as well as provide space for book clubs and small gatherings. • Opening in May • 313 S. Friendswood Drive, Ste. 103, Friendswood • Facebook: The Gilded Page Literary Lounge 10 Degree Wellness The facility will oer self-care services, including cryotherapy, oxygen therapy, infrared sauna sessions, cold plunges, red light therapy and compression massages. • Opening late May • 2802 Business Center Drive, Ste. 102, Pearland • www.degreewellness.com

• 2518 Westminister Road, Pearland • www.pearlandhearingaids.com

Worth the trip

Atlantic Ocean The restaurant’s menu features globally inspired coastal avors with dishes such as Moroccan lamb chops, grilled branzino and lobster pasta with butter-poached claw meat and white wine. • Opened April 1 • 6011 Washington Ave., Houston • www.atlanticoceanhtx.com

• 6425 Broadway St., Pearland • www.killenssteakhouse.com

17 Openland Credit Union The former ACU of Texas rebranded as Openland Credit Union in mid-April, with the same leadership remaining. • 6306 Broadway St., Pearland • www.openlandcu.com

1570 Old Alvin Road, Pearland 101 Hunters Lane, Friendswood Located across from Cockrell Elementary Serving the Friendswood Community for 19 years CAMPS& CLASSES SUMMER

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PEARLAND FRIENDSWOOD MANVEL EDITION

Primary care close to home.

Memorial Hermann Medical Group Friendswood offers primary care, sick visits, preventative medicine and treatment of acute and chronic health conditions in one convenient location. Our providers are welcoming new patients and look forward to caring for you. We offer online appointment scheduling for in-person and virtual office visits.

To schedule an appointment, scan the QR code or visit memorialhermann.org/mhmg-friendswood

Shareefa Begum, MD Family Medicine

Hiram Martinez, MD Family Medicine

Cynthia Scott- Praisoody, MD Internal Medicine

Wanda Spuhler, MD Family Medicine

Memorial Hermann Medical Group Friendswood 128 West Parkwood Ave. Friendswood, TX 77546 832.658.7160

COMMUNITYIMPACT.COM

Transportation

BY HALEY VELASCO

FM 518 widening project in Pearland enters design phase

FM 518 in Pearland is set for major improvements, with plans to reconstruct and widen the roadway from four to six lanes along Broadway Street. About the project The widening reconstruction will also include a raised median, curb and gutter, sidewalk and bikeway, Danny Perez, Texas Department of Transportation’s lead public information ocer, said in an email April 13. The project limits are separated under east and

west segments with both in their design phase. Plans are completed at a 60% milestone and right- of-way acquisition and utility coordination are currently in progress, Perez said. The western segment, which spans from SH 288 to FM 865 is slated to be 100% planned by the beginning of 2027. The eastern segment, which spans from Old Chocolate Bayou Road to east of Halbert Drive is slated to be 100% planned by March 2028.

The cost Preliminary costs are about $187 million, funded 80/20 by federal and state sources, Perez said. Looking ahead Tentative letting, which is when the project will be opened for contractor bidding, for the west and eastern portions is slated for September 2027 and August 2028, respectively, Perez said. Construction for both projects will take about three years once the project is ready to let.

Road widening

HALBERT DR.

S T .

WOODY RD.

5-foot sidewalk

865

518

WALNUT ST.

10-foot shared use path

OLD CHOCOLATE BAYOU RD.

MANVEL RD.

SOURCE: TEXAS DEPARTMENT OF TRANSPORTATIONCOMMUNITY IMPACT

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COMMUNITYIMPACT.COM

Transportation

BY HALEY VELASCO

Phase 2 of Friendswood’s Blackhawk Boulevard reconstruction starting soon

Upcoming projects

518

EL DORADO BLVD.

2351

EVERGREEN DR.

PENNYSTONE WAY

THURSA LANE

FRIENDSWOOD LINK RD.

528

1 Blackhawk Boulevard reconstruction Phase II-C Project: This project reconstructs Blackhawk Boulevard between Pennystone Way–FM 2351 and Thursa Lane–FM 528, completing the corridor and improving mobility and drainage. Update: Proposals were received in March; award is expected at May 4 City Council meeting. • Timeline: Construction slated to begin in summer • Cost: $9 million • Funding sources: city street maintenance sales tax, Harris County Pct. 2, water/sewer funds

2 FM 518 and FM 528 Phase I improvements Project: This project includes striping and intersection improvements along FM 528 at FM 518, including the addition of dual left- turn lanes to improve traffic flow and reduce congestion at this key intersection. Update: TxDOT is currently advancing engineering. • Timeline: Letting anticipated in late summer • Cost: $484,617 • Funding source: Houston Galveston Area Council carry-over spend down funds

3 Sunset Drive Signal improvements Project: Traffic signal upgrades along Sunset Drive to improve efficiency, including converting Briarmeadow Drive to a signalized intersection. Update: The TxDOT advance funding agreement is approved, and the project is entering the design phase. • Timeline: RFQ for engineering services to be released in May • Cost: $4 million • Funding Source: H-GAC carry-over spend down funds

PEARLAND - FRIENDSWOOD - MANVEL EDITION

Election

Election results breakdown Several local elections took place across Brazoria, Galveston and Harris counties, including Pearland’s mayor, a Friendswood ISD bond and several school board elections in Alvin and Pearland ISDs. Only contested races are included.

For more election coverage, go to www.communityimpact.com/voter-guide.

Incumbent

Winner

City of Pearland

New homes from the mid $300s in Manvel at Pomona A gorgeous master-planned community off Highway 288— just outside of Pearland. • Beautifully crafted homes from the mid-$300s • 1,000-acre property with parks, porch, clubhouse, pools, lakes • Escape city life and still be connected to it all • Tour our model home: 5507 Mango Bluffs Street Manvel, TX 77578

Mayor

51.12% Quentin Wiltz 48.88% Tony Carbone

City Council, Position 3

55.21% Mona Chavarria 44.79% Toshila McLean

City of Friendswood

City Council, Position 2

57.27% Sally Branson 42.73% Shawna Talton

City Council, Position 5

49.3% Joe Matranga 50.7% Randy Hale

Sam Houston Tollway

City of Manvel

FIND YOUR HOME

288

Pearland

City Council, Position 5

Fresno

43.24% Juston “JT” Thomson 56.76% Jason A. Albert

Pomona

288

Manvel

Iowa Colony

COMMUNITYIMPACT.COM

BY COMMUNITY IMPACT STAFF

Friendswood ISD bond package

drive now, pay later This 90-year milestone was made possible because of you! To say thanks we’re giving you no payments for 90 days when you finance or refinance an auto loan with UFCU . 1 Visit your nearest branch to learn more and apply today. Pearland Branch 2940 Broadway Bend Pearland TX, 77584

Prop. A: $26 million for infrastructure and lifecycle replacements

52.64% For 47.36% Against

Prop. B: $40.625 million for Westwood Elementary replacement campus

49.37% For 50.63% Against

Prop. C: $12.9 million for Career and Agricultural Science Center

52.07% For 47.93% Against

Prop. D: $2 million for technology upgrades

50.47% For 49.53% Against

Alvin ISD

Board of trustees, Position 6

53.21% Fernando Hinojosa 46.79% Faynetta Burrle

Board of trustees, Position 7

46.12% Gabriel “Gabe” Garza 15.44% Cortney Morris

38.44% T’Liza M. Kiel

Pearland ISD

Board of trustees, Position 1

50.39% Toni Carter 39.06% Rich Bradley

10.55% Chris Counts

Board of trustees, Position 2

58.52% Kristofer Schoeer 41.48% Azania Salazar

1 Subject to credit eligibility. Certain restrictions apply. Interest may accrue during the no-payment period. Visit UFCU.org/Sweeps for full terms and conditions.

SOURCES: BRAZORIA AND GALVESTON COUNTIESCOMMUNITY IMPACT

PEARLAND FRIENDSWOOD MANVEL EDITION

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Development

BY RACHEL LELAND

Major mixed-use development at Lower Kirby in Pearland advances

Looking ahead

According to city documents, the mixed-use planned development would be divided into three districts: • High-density, single-family residential • Mixed-use commercial district • Waterfront entertainment mixed-use Planned Community Developers CEO Don Janssen said the plan requires nonresidential development before all residential units can be built.

Pearland City Council approved a rezoning request at its March 16 meeting for a major mixed-use development near Hwy. 288 that city leaders hope will keep residents from going to other cities for major events, shopping and dining—while also attracting visitors from other Houston suburbs, such as Sugar Land and Katy. Previously known as the Gateway to Pearland, the planned development will now be The Orchard at Lower Kirby. The request was made by Sugar Land-based Planned Community Developers. The 122-acre mixed-use development will be located near the intersection of Beltway 8 and Hwy. 288, according to city documents.

The Orchard at Lower Kirby

288

S. SPECTRUM BLVD.

“It’s the last major corner in our community left to develop. We want

something there that is going to be a cornerstone for Pearland.” KEVIN COLE, FORMER PEARLAND MAYOR

Development features:

Multifamily and high- density single-family residential spaces Walkable, family-friendly gathering place

Hotel and conference center Retail and restaurants

SOURCE: PLANNED COMMUNITY DEVELOPERSCOMMUNITY IMPACT

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PEARLAND FRIENDSWOOD MANVEL EDITION

Government

BY RACHEL LELAND

Friendswood makes progress on city projects Several capital improvement projects in Friendswood are progressing for connectivity and water infrastructure improvements. The details The projects represent a $23 million infrastruc- ture investment funded by bonds, sales tax and grants, and include: 1 Water Line Phase II Project: Extends from FM 518 to Friendswood ISD’s natatorium, linking water facilities; construction starts early 2027. • Cost: $8.7 million 2 Blackhawk Boulevard Phase II-C: Reconstructs remaining Blackhawk Boulevard segments from A Pennystone Way to FM 2351 and B Thursa Lane to FM 528; council to consider contract in May. • Cost: $9 million

Pearland approves eminent domain on Smith Ranch Road Pearland City Council approved at its April 13 meeting using eminent domain to acquire 0.1246 acres on Smith Ranch Road for road access and utility easements. Eminent domain is the legal authority of the government to take private property for public use, provided they pay “just compen- sation,” per the Texas Government Code. What you need to know The city appraised the land’s value at $10,000 with an offer to the property owner, but have not yet received a counteroffer. The purchase supports the Smith Ranch Road Public Improvement District and the extension of Wooten Road, which runs parallel to Smith Ranch Road.

2351

WHISPERING PINES AVE.

W. SPREADING OAKS BLOCK

FALLING LEAF DR.

528

FRIENDSWOOD PKWY.

3 Lift Station No. 2 Rehabilitation: Upgrades public works lift station, which handles the most wastewater; contract likely to be awarded in May. • Cost: $4 million 4 Lift Station Mitigation Packages: Lift Stations No. A 1, 4 and B 17 will undergo system harden- ing and elevation of electrical equipment above Hurricane Harvey flood levels. • Cost: $1.3 million

Events

BY ROO MOODY

Pearland RNB Fest Enjoy live rhythm and blues bands, DJs, an all-white theme and food vendors at the music festival. • May 23, 4-9 p.m.

May

Concerts in the Park The city of Friendswood is hosting concerts at Stevenson Park every Friday throughout May and June. • May 1-June 26, 7 p.m. • Free (admission) • 1100 S. Friendswood Drive, Friendswood • www.ci.friendswood.tx.us/378/Concerts-in-the-Park- May-June Bloom & Grow Market Enjoy self-care stations and a flower bar while shopping from 40+ small businesses selling handcrafted goods. • May 16, 11 a.m.-6 p.m. • Free (admission) • 11200 Broadway St., Pearland • www.pearlandtowncenter.com/store/pearland_town_ center/event/bloom_grow_market 16th Annual Family Crawfish Festival The festival includes kid activities, bounce houses, a cornhole tournament, live band, raffle, live and silent auction, along with a whiskey barrel. • May 17, 12-4 p.m. • $40 (general admission), $70 (VIP) • 2320 Hatfield Road, Pearland • www.pnctexas.com

• $28.52 (general admission) • 11200 Broadway St., Pearland • Facebook: Pearland RNB Fest

June

Manvel Market Support local farmers, gardeners and small businesses at the monthly market at Redeemer Church Manvel. • June 6, 10 a.m.-2 p.m. • Free (entry) • 18218 Hwy. 6, Manvel • www.manvelmarket.org Pearland Film Nights Enjoy local eats, outdoor movies and family time under the stars at Pearland Town Center. • June 12, 5-10 p.m. • Free (entry) • 11200 Broadway St., Pearland • www.pearlandtowncenter.com/store/pearland_town_ center/event/film_series

Memorial Day Celebration The Memorial Day ceremony at Friendswood City Hall will include a special guest speaker, musical tributes and a veteran photo opportunity. • May 25, 9 a.m. • Free • 910 S. Friendswood Drive, Friendswood • www.ci.friendswood.tx.us/380/memorial-day- celebration-may

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Real estate

BY CATHERINE WHITE

Home Edition

2026

Readers, welcome to the annual CI Home Edition! In this year’s guide, reporters do a deep dive on accessory dwelling units, or ADU, which is a detached building with a living area, a kitchen and a restroom, in Pearland. Pearland City Council denied a conditional use permit request to build an ADU, on a home at its Feb. 23 meeting. Council cited concerns that the space could be used in the future to rent to non-family members. The story digs into what the law allows, the city’s eorts to educate residents on the law and the variances in city ordinances across Pearland, Friendswood and Manvel. The edition also includes a home improvement guide for Friendswood residents to discover businesses that oer services for remodeling, painting, pool installations and appliance repairs, among other services. The real estate market in March was more active compared to the same month last year. Data shows the number of homes sold increased with the majority homes being sold at

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Manvel’s master-planned communities fuel overall growth

Manvel’s residential development has expanded in recent years with the addition of several devel- oping master-planned communities, including Pomona, Valencia, Del Bello and Meridiana. A long time coming Russell Bynum, senior vice president of Hill- wood Communities, the developer behind Pomona and Valencia, said Manvel’s location and regional growth made it a key investment area. “Manvel was the next logical growth zone based on the growth that occurred in Pearland in the early 2000s,” Bynum said. “The location of both Pomona and Valencia are ideally situated in Manvel with direct access to State Hwy. 288 and in close proximity to the Texas Medical Center.” The city’s approval of a development agreement allows for a diverse mix of lot sizes and housing types, which helped make development feasible, Bynum said.

Zooming in Manvel’s population increased by nearly 41% between 2018-23, according to data from the U.S. Census Bureau’s American Community Survey. The city’s approach to managing that growth is centered on zoning, infrastructure capacity and location of development, including where master-planned communities are built, Manvel Mayor Dan Davis said. Along the city’s major corridors, land is zoned for light commercial use, while much of the city remains zoned for open single-family residential development, Davis said. “There are a few pieces of land left where, if development comes in and they’re looking to do 60-foot lots, 70-foot lots or even 50-foot lots, those could be good opportunities,” Davis said. “Those areas already have drainage accounted for, water and wastewater infrastructure in place, and nearby thoroughfares that can handle additional trac.”

Manvel future land use allocation in city limits Master-planned development will be one of the top allocated land uses in Manvel.

Land use type

Rural preservation: 22.9% Estate residential: 21.4%

Master-planned development: 21.3%

Suburban residential: 20.8%

Commercial: 12.1% Industrial: 1.5%

SOURCE: CITY OF MANVEL COMMUNITY IMPACT

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Friendswood home improvement guide

The guide provides local Friendswood businesses that offer services for remodeling, floors, window replacements, pools, roofing repairs and garden supplies, among other services.

Big Buck Construction & Remodeling The remodeling service has completed over 350 successful projects across the southern area of Houston, and offers custom home remodeling, including bathrooms, kitchens, backyards, home additions or general contracting services. • 417 E. Parkwood Drive, Friendswood • www.bigbuckremodeling.com Flooring Source The business offers a showroom for carpet, hardwood, laminate, luxury vinyl plank, tile, sheet vinyl and area rugs. Services also include residential and commercial flooring installation with a full tear-out and replacement. • 305 S. Friendswood Drive, Friendswood • www.myflooringsource.net Mainline Glass Industries The company offers window glass replacements, custom shower doors and enclosures, mirror, glass tabletops, shelves and cabinet glass, as well as sliding glass doors and energy-efficient window glass upgrades. • 3366 FM 528 Road, Ste. B, Friendswood • mainlineglassindustries.com Bella Oasis Pools The business offers new pool reconstruction, renovations, as well as features, including waterfalls, spillways, rain curtains, jets, fountains and bubblers. The business also offers outdoor fireplace installations,

installations and repairs for name-brand pools and spa equipment. • 1520 S. Friendswood Drive, Ste. 100, Friendswood • pinchapenny.com/stores/friendswood-tx-303 Friendswood Garden Emporium The family-owned home and garden center has served the Gulf Coast for over 50 years. The center has a large variety of plants with lawn and garden supplies, including soil, compost, mulch and lawn conditioners, as well as fertilizers, hand tools, pots, planters, bird bathers and butterfly attractors.

Altitude Roofers The business has operated for over 15 years, and offers roof replacements, repair and handles insurance claims. Other services include hardie plank siding, gutters and exterior painting. • 304 Eagle Lakes Drive, Friendswood • www.altituderoofers.com C&L Contracting + Design, Inc. The business has operated for 24 years and offers personalized service for kitchen design and home interior renovations. Service areas include Friendswood, Pearland, League City, Clear Lake and Galveston. • 907 S. Friendswood Drive, Ste. 217, Friendswood • contracting-design.com This list is not comprehensive. Yard Works Gulf Coast The business offers artificial turf and putting greens, 3D design visualizations for backyard transformations, firepit and fireplace installations, hand-carved limestone overlays, outdoor kitchens, patio covers, hardscape and landscape services. • 807 S. Friendswood Drive, Friendswood • www.yardworksgc.com

• 203 W. Edgewood Drive, Friendswood • www.friendswoodgardenemporium.com

Garage Door Repair The business specializes in providing professional new garage door installation services, as well as repairing and replacing broken springs and cables, opener systems and remote controls.

• 306 W. Edgewood Drive, Friendswood • garagedoorrepairfriendswoodtx.com

Appliance Repair Friendswood The repair provider specializes in refrigerator and freezer repair, stove and range tune-ups, microwave replacements, dishwasher maintenance and washer and dryer installation, among other services. • 4903 Heritage Plains Drive, Friendswood • www.appliancerepairs-friendswood.com Captain’s Cooling and Technical Services The business offers repair services for heating and air conditioning, new installations, upgrades or replacements, indoor air quality services with air filtration products, fresh air ventilators, ultraviolet lights and programmable thermostats. • 208 W. Shadowbend Ave., Friendswood • www.captainscooling.com

firepits, fire bowls, columns and tables. • 1506 E. Winding Way Drive, Friendswood • www.bellaoasispools.com

Pinch a Penny The Friendswood shop is locally owned and offers pool supplies, including liquid chlorine, tablets, pumps and filters, among other items. The shop also offers professional pool cleaning services, along with

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Secondary suite permit denial sparks conversation From the cover

Current situation

A closer look The city of Pearland’s unied

Pearland resident David Deriso said he had no idea that ling a permit request in December to build an accessory dwelling unit, or ADU, to house his aging mother would be “controversial.” An ADU is a detached building with a living area, kitchen and a restroom. City Council denied Deriso’s request in a 4-3 vote in February, citing concerns that the ADU would eventually be turned into a short-term rental, with council members Tony Carbone, Clint Byrom and Rushi Patel voting for the ADU, while council members Joseph Koza, Layni Cade, Mona Chavarria and Rick Fernandez voted against it. Deriso said his mother’s deteriorating health led him to take out a home equity loan weeks before ling the permit to build the ADU in the backyard of his home in Green Tee Terrace. Despite not breaking ground yet, Deriso said he’s spent nearly $30,000 on the loan. Deriso said had he known about the city’s short- term rental ban, which City Council approved earlier in February, he would have approached the project dierently. He also oered to add an adavit to remove key appliances after his mother dies to ease rental concerns, but said it didn’t resolve the issue.

development code denes accessory dwelling unit as a living space that meets the following criteria: Living area Place to prepare food Restroom An ADU is a subordinate building that is detached from the primary on-site structure, is used as a residence, is incidental to the primary dwelling unit.

“If you wanted to have an accessory building, like a storage building, and it had … HVAC and a kitchen,

ADUs must be smaller than 50% of the primary dwelling unit.

that’s not an accessory dwelling [unit], because it doesn’t have all three of the components. So anytime you remove one of those three, you’re no longer an ADU.” VANCE WYLY, DIRECTOR OF COMMUNITY DEVELOPMENT, CITY OF PEARLAND

SOURCE: CITIES OF HOUSTON AND PEARLANDCOMMUNITY IMPACT

Deriso said city ocials told him that members of his neighborhood expressed concerns that the ADU violated deed restrictions, yet he said his direct neighbors had been very supportive of his decision to build the ADU. Despite having to put a sign in his yard for 30 days notifying neighbors of his intent to build the ADU, no one came to protest at the February meeting.

Deriso said being without the kitchen won’t be ideal for his mom, especially as she gets older. “My mom deserves to be able to cook or boil an egg,” Deriso said. “When I think about what that looks like for the rest of her life, it’s like every meal she’s ever cooked, she’s going [to] have to walk outside and whatever the elements are that day to come eat.”

Why it matters

Deriso said both he and his mom, who recently underwent surgery and is living in another family member’s spare room, couldn’t wait any longer and ultimately applied for a permit to build the unit without the oven, which was approved. Still,

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Another viewpoint

Breaking it down

In their own words

David Schwarte, co-founder of Texas Neighborhood Coalition, a grassroots organization opposing state edicts allowing ADUs as of right, said he felt Senate Bill 673, which was led in the 89th Texas Legislature and allows ADUs by right, could turn “granny suites” into de facto short-term rentals. The bill requires neither resident relation nor owner occupancy, Schwarte said. “SB 673 would strip from every city of any size in Texas the power to apply those processes for determining whether an ADU was permitted,” Schwarte said.

Pearland allows ADUs in areas zoned for residential and mixed-use, except for suburban development, but applicants must le a condi- tional use permit, Pearland’s Community Devel- opment Director Vance Wyly said. “The conditional use permit allows us to ... be a little bit more specic in looking at those particular circumstances,” said Kevin Cole, who was Pearland’s mayor at the vote. “We can put conditions, hence conditional use permit.” The city has regulatory layers to prevent ADUs from becoming short-term rentals, namely the 2025 Unied Development Code amendment, which prohibits them in residential zoning. Still, Wyly said that it’s “very dicult to impossible” for the city to enforce the ban. At the February meeting, City Council voted to add conditions to ensure the space wouldn’t be used as a short-term rental, but then later voted to deny the permit even with those conditions. The UDC is undergoing a rewrite, and a joint workshop will be held May 18 with council and the Planning & Zoning Commission to discuss how ADUs are regulated.

“Whether we approved it or not, the deed restrictions

overrule council’s actions, and in fact, deed restrictions would overrule legislative actions.” KEVIN COLE, FORMER PEARLAND MAYOR Neutral

Bills to watch

“The carnage from short- term rentals has been so

Against

Requires cities to allow ADUs by right in single-family zones and limits local regulations on size and design • Status: passed the Senate during the 89th Texas Legislature; pending action in the House Establishes a statewide ADU framework allowing ADUs on single-family lots while preserving some local control over design and standards • Status: referred to committee in the 89th Texas Legislature; no vote A broad zoning reform bill that includes ADUs by limiting municipal restrictions on residential land use and increasing allowable density • Status: referred to committee in 89th Texas Legislature; no vote Streamlines ADU permitting by requiring cities to approve applications within 60 days or allow automatic approval • Status: referred to committee in the 89th Texas Legislature; no vote

dreadful that a large sector of the community is really concerned about a Trojan horse.” DAVID SCHWARTE, COFOUNDER, TEXAS NEIGHBORHOOD COALITION

Breakdown of ADU permit requests in Pearland Since 2006, Pearland has

“ADUs are the mildest possible way to relax the kind of strict

For

prohibition of single family zoning ... it’s honestly like you kind of barely even notice them.” JAKE WEGGMAN, PLANNING AND LAND USE PROFESSOR, UNIVERSITY OF TEXAS AT AUSTIN

received seven permit requests to build ADUs.

Approved

Denied

Pending

SOURCE: CITY OF PEARLANDCOMMUNITY IMPACT

SOURCE: TEXAS LEGISLATURECOMMUNITY IMPACT

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Killum Pest Control protects Pearland homes for nearly 3 decades Whether it’s providing pest control services to the Houston Zoo or a Pearland home, management with Killum Pest Control said they treat every property with the same level of protection and respect. “We’re always evolving,” said Eric Melass, Kil- lum’s vice president of operations. “When I started 30 years ago all we really did was insects, and had a quarterly pest control service. Now we do every- thing. Our services encompass every insect that you could think of related to structural insects.” What they oer Killum provides residential pest control for roaches, ants and silversh, treating the interior, attic and perimeter, with one-time, monthly, bi-monthly, quarterly and semiannual service options. For Pearland homeowners, the biggest mistake is waiting until they see termites, Melass said. “People think that because their home is made of brick or hardy, termites can’t touch it, but the entire bones of the house are made of wood, and it costs more to cure the problem than it does prevention,” Melass said. After nearly three decades of serving the com- munity, Melass said Killum will continue to treat customers with urgency and security to better serve the Pearland community. “Your house is a sanctuary, and you don’t just want anybody to come into it,” he said. “We want people to be comfortable with our employees, make sure that we can always listen and that we answer questions and then be able to provide the results.”

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