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City Council |
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Agenda Request |
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Agenda Of: |
11-17-09 |
Agenda Request No: |
iii-i |
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Initiated By: |
Harold Ellis Planner II |
Responsible Department: |
Planning |
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Presented By: |
Harold Ellis Planner II |
Department Head: |
Sabine Somers-Kuenzel, Aicp Planning Director |
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Additional Department. Head (s): |
N/A |
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Subject / Proceeding: |
Telfair General Plan - Minor
Amendment No. 4 Consideration and Action |
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Exhibits: |
Staff Report, Proposed Telfair
General Plan (Minor Amend. No. 4), Current Telfair General Plan, Previous
Telfair General Plans |
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Clearances |
Approval |
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Legal: |
N/A |
Executive Director: |
Jim Callaway community development |
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Purchasing: |
N/A |
Asst. City Manager: |
N/A |
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Budget: |
N/A |
City Manager: |
Allen Bogard |
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Budget |
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Expenditure Required: $ |
N/A |
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Current Budget:
$ |
N/A |
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Additional Funding:
$ |
N/A |
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Recommended Action |
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Approval of the Telfair
General Plan Minor Amendment No. 4. |
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Executive Summary |
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This is Minor Amendment No. 4 for the Telfair General Plan. The Telfair General Plan was first approved in October 2003 and has been amended three times. Summaries and dates of those amendments are included in this report. The City classifies amendments to General Plans as either Major Amendments or Minor Amendments, depending on the scope of the changes being proposed. With the exception of the amendment in December 2006, all of the amendments have been Minor Amendments, including the proposed revision.
The Planning and Zoning Commission unanimously recommended approval of Telfair General Plan Minor Amendment No. 4 on October 13, 2009. Commission discussion focused on land use and product changes for the area shown as townhome in the current General Plan which is being changed to single family residential with this proposal. Key areas of proposed change for Minor Amendment 4 are as follows:
File No. 11646 Cc: Keith Behrens, Newland
Communities,
kbehrens@newlandcommunities.com
Phil Mullan, Brown and Gay Engineers, pmullan@browngay.com |
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Exhibits |
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STAFF REPORT
Background Telfair Information:
The Telfair General plan consists of approximately 2000 acres in the City of Sugar Land bounded by US
Highway 90A, State Highway 6, First Colony Community, the Brazos River, and New
Territory Community which is located in the City’s Extraterritorial
Jurisdiction. The first General Plan and
a Development Agreement were approved at the end of 2003. All property within the General Plan boundary
has been in the in Sugar Land’s City Limits since July of 2004, and the
majority of the property is zoned Interim-R-1, Standard Single Family
Residential (R-1), or Zero Lot Line Residential (R-1Z). Between October 2006 and November 2008, the
City Council has approved the rezoning approximately 40 acres to Planned
Development (PD) zoning. At this time,
permanent zoning for Telfair has been approved for approximately half of the
2000 acres. Remaining interim-zoned
property includes land proposed to be used for parks and open space, school
property, planned development and mixed use, residential, and commercial land
as indicated on proposed General Plan Minor Amendment No. 4. Below is a listing of approved zonings in
Telfair:
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Telfair
Zoning Record for R-1 |
Telfair
Zoning Record for R-1Z |
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Ord. # |
Section |
Date |
Acreage |
Ord. # |
Section |
Date |
Acreage |
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1509 |
1
& 2 |
7/19/2005 |
60.97 |
1566 |
3 (rezoned from R-1,
orig. part of Ord. 1540) |
6/6/2006 |
12.295 |
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1510 |
5
& 6 |
7/19/2005 |
99.68 |
1569 |
28 (incl. 29
&30) |
6/20/2006 |
134.1 |
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1540 |
4, 7,
& 11 |
12/20/2005 |
86.683 |
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Total |
146.395 |
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1580 |
12 |
8/15/2006 |
22.6 |
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1599 |
16 |
2/6/2007 |
21.289 |
Telfair
Zoning Record for PD |
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1608 |
17 |
4/17/2007 |
52.873 |
Ord. # |
Section |
Date |
Acreage |
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1609 |
18 |
4/17/2007 |
47.079 |
1589 |
Crossing
at Telfair |
10/17/2006 |
27.292 |
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1618 |
9, 13 & future
(14) |
5/22/2007 |
104.3 |
1683 |
Telfair
Central |
5/20/2008 |
7.799 |
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1654 |
15 |
11/20/2007 |
40.793 |
1717 |
Telfair Central |
11/18/2008 |
4.58 |
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1663 |
19 |
12/18/2007 |
8.397 |
1732 |
Exchange @ Telfair |
4/7/2009 |
4.855 |
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1672 |
20 |
2/19/2008 |
28.02 |
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Total |
44.526 |
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1681 |
Telfair
Central |
6/17/2008 |
8.279 |
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1714 |
8 |
11/18/2008 |
7.775 |
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1713 |
21,
22 & 23 |
11/18/2008 |
79.9 |
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TOTAL |
668.638 |
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Standard of Review:
The City of Sugar Land Subdivision Regulations lay out the standard of review and intent for General Land Plans as follows in Chapter Five, Section 5-9A of the Development Code:
“A land plan
(general, master plan, concept plan) shall be submitted to the administrative
officer for review by the commission and the city council, for approval of the
concept, prior to or in conjunction with the submittal of any preliminary or
final plat, except as noted below, for any tract of land over fifty (50) acres
in size proposed for residential use or any parcel proposed for nonresidential
use over thirty (30) acres. The purpose
of the land plan is to allow the commission and city council to review the
proposed major thoroughfare and collector street patterns, land use,
environmental issues, conformance to the comprehensive plan, and the property’s
relationship to adjoining subdivisions or properties.”
Key
areas of proposed change for Minor Amendment 4 are as follows:
- Revision of proposed Fire
Station No. 7 location
The former Fire Station location was shown to be approximately 700 feet to the west of the proposed new location. The characteristics of the site remain the same in approximate acreage and surrounding land use. This change alone would not trigger a General Plan Amendment. The current approved General Plan (Amendment No. 3) contains a note which states The Fire Station Site may be relocated to an agreed location between Newland Communities and the City of Sugar Land without future General Plan revisions. The new location reflects a revised site agreed to by both the City and Newland Communities. The City of Sugar Land owns the property at the revised site as of 2009.
- Removal of PD Boundary for
Single-Family Residential for approx. 28 acres
This is the area for proposed Telfair Section 10. This proposed Minor Amendment, as well as the current General Plan (amendment 3), show this area to be developed as Standard Single-Family Residential. There is no change in acreage for this area. The current General Plan shows the area in question to be part of one or more Planned Development areas which would include the museum site, Telfair Recreation Center, commercial development, and townhome development. With this amendment, this single-family area would not be part of the planned development areas yet still be developed in the manner approved with the current General Plan
- Replacement of Townhome Development
with Single-Family Residential for approx. 15 acres
The acreage for this site is proposed to remain the same. The only change in this area of the Telfair General Plan is replacing proposed Townhouse Development with Single-Family Residential development. It is the City’s understanding that the reason for this change is due to changing home market demands. This change will result in an overall reduction in density for the Telfair Development.
The Comprehensive Plan:
Chapter
5, Goals, Objectives, and Strategies
The following goals from Chapter 5 of the
Comprehensive Plan for the City of Sugar Land were used to evaluate the
currently adopted Telfair General Plan during the review process prior to
approval in 2004. While the current
proposed changes to the General Plan are not considered major, the Goals were
revisited in staff’s review of this request and are listed below:
Goal One / Safe and Beautiful
City:
Preserve and enhance a beautiful city that is clean, safe, and aesthetically pleasing; a city that will foster pride and appeal to our citizens, corporate community, and visitors.
Goal Two / Economically
Sustainable City:
Promote a vibrant, diversified economy that enhances the quality of services while maintaining a competitive tax rate.
Goal Nine / Parks,
Recreation, Leisure, and Open Space:
Provide a park system that meets the total recreation and leisure needs of the community. Identify, protect, and preserve open spaces and critical natural areas.
Goal Eleven / Historic
Preservation:
Preserve, protect, and enhance natural, historical, cultural, and architectural features.
Goal Thirteen / Planning for
the Future:
Continue to refine and expand the
vision of Sugar Land as a dynamic guide for the future.
The Goals of Chapter 5 of the Comprehensive
Plan listed above provide the framework for decision-making. The Telfair Revised General Plan is in
conformance with these goals.
Additionally, staff has reviewed the proposed changes and found them to
be in conformance to the following approved City Master Plans:
·
Thoroughfare Plan
·
Master Water, Wastewaster,
and Drainage Plans
·
Parks and Recreation
·
Economic Development
·
Telfair Development Agreement
Chapter 6, Design Guidelines and Land
Use Plan
The overall design of the approved Telfair General Plan and the revised General Plan supports the criteria of the revised Chapter 6 Land Use section of the Comprehensive Plan. The revised General Plan is also in overall conformance to the Land Use Plan Map. The Telfair General Plan land use layout combined with the major street pattern represents good planning principles as to overall buffering between intensities of uses, as well as circulation to and from neighborhoods and commercial areas. Buffering with landscaped areas, ponds, and open spaces provide separation, and the citing of most of the commercial adjacent to major roadways, easements, and ponds limits impact on residential areas.
Proposed Telfair General Plan minor Amendment No. 4:
(Oriented North for plan view)
Significant Changes Called Out:
Addition of
Single-Family Residential in place of Townhome Development Revision to
Fire Station 7 location Removal of PD Boundary for
Single-Family Residential
Telfair General Plan (Amendment No. 3):
Approved December 19, 2006
- Removal of the residential Planned Development (PD) at the northeast intersection of US Highway 59 and University Boulevard
- Reduction of future commercial acreage at University and New Territory Boulevards from 32 to 12.6 acres
- Introduction of a mixed use concept for the area north of the future Madison Avenue and existing Telfair Avenue on both sides of University Boulevard and the eastern-most commercial tract along US Highway 59 (total of 74.8 acres). The concept is to expand the commercial uses in that to be mixed with multi-family residential. The previous multi-family residential sites (maximum of 200 units on each 10 acre site) on Tracts 4 and 5 would be removed from the previous locations, consolidated and distributed within the mixed use concept in the new 74.8 PD area (maximum of 400 units).
- Introduction of a Townhome land use classification (14.5 acres) to be located between Telfair Avenue and US Highway 59
- Clarification of intent for future potential R-1Z (zero lot single family) to be limited to the PF 1, 2, 3, 5,7, and 16 areas
- Reduction in acreage for Traditional Neighborhood Development (TND) above New Territory Boulevard
- Reconfiguration of collector streets in northwest quadrant of Telfair (Tract 4) above New Territory Blvd.
- One road connection through the commercial areas to US Highway 59 and a residential collector shown between the PF 3 area and the Townhome section
- Redistribution of the minimum required acreage devoted to State-owned petroleum drill sites from two 6 acre sites to four 3 acres sites
- Minor adjustments to acreage within other land use cells
Telfair General Plan (Amendment No. 2):
Approved April 4, 2006
· Adjustment to Street Pattern at eastern quadrant of Telfair (Tract 4) adjacent to Sec. 11
·
Provision for R-1Z option for Telfair Section 28
·
Minor adjustments to other cell locations and acreage
Telfair General Plan (Amendment No. 1): Approved December 7, 2004
· Relocation of the Fire Station site to the North side of New Territory Blvd. and elimination of additional Fire Station site option at University Boulevard
· Inclusion of acreage at the northeast intersection of University Blvd. and the future collector into a proposed residential Planned Development (PD) District area, with commercial portion
· Minor adjustments to other cell locations and acreage
Telfair General Plan (Original): October
7, 2003
