Riverstone General Plan Information

On Feb. 18, 2003, the Sugar Land City Council approved the Riverstone General Plan as a first step in the development of the proposed master planned community. The plan consists of 2,156.71 acres in the City of Sugar Land’s Extra-Territorial Jurisdiction (ETJ). The property is located south of Commonwealth subdivision and just north of the Brazos River. Historically, the Riverstone property has been used for agricultural operations and oil and gas production. The property is currently vacant with development activity underway on areas outside of the Sugar Land ETJ.

The proposed development is predominantly single family, with a mix of multi-family, commercial and public/private parks, recreation and open space areas.

The Riverstone development was presented to the Planning and Zoning Commission on May 23, 2002, in a workshop. This allowed an initial overview of the project prior to consideration and action by the Commission. The workshop presentation included general land uses, street system and the portion of Riverstone developing within the Missouri City corporate limits. After the presentation, discussion took place on a number of points of interest or concern by the Commission:

Riverstone Land Use Plan:

Land Use Compatibility and Layout -

The Riverstone 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, open spaces and golf course sites provide separation, and the siting of most of the commercial adjacent to major roadways, easements and ponds limits impact on residential areas. The exception to this as to compatibility is the commercial land use that is proposed along University Boulevard adjacent to the Commonwealth subdivision within the City of Sugar Land and single-family land use within Riverstone. The absence of buffering along the east side of the commercial land use cell limits the compatibility. The Commonwealth subdivision is separated by a flood control levee. However, additional buffering and separation would limit the intensity of the commercial development.

Land Use Categories and Acreage -

Acreage breakdowns based on Land Use Plan Exhibit D-3

Land Uses:	Acres:	Additional Notes:
Residential Single Family(R-1)	659.01
Single Family Estates (R1-E)	35.13
Single Family Patio (R1-Z)	113.23
Townhome Residential (R-3)	99.12
Multi-family Residential (R-4)	27.53	Includes condominiums
Residential Golf Villa (PUD)	13.47	Requires future approval
Residential Commercial (PUD)	75.37	Requires future approval
Multi-family Commercial (PUD)	26.71	Requires future approval
Commercial (B-O, B-1, B-2)	96.76
Elementary School	15.67
Fire Station	1.02
Golf Course	157.98
Open Space	317.88	Includes City Park area, River Open Space areas, and landscape setbacks.
Levee	38.62
Utilities, Pipelines, ROW, Easements, Drainage Systems	540.41
Total Acreage	2,179.29

The largest land use category out of the 2,179 acres is Residential Single Family (30 percent) using R-1 standards. The areas taken up by the ponds, street right-of-way and existing and proposed easements are approximately 24.6 percent of the land use, while open space areas account for 14.5 percent, and 7 percent of the project will be devoted to golf courses. The proposed planned unit development sites are approximately 5 percent. Town-home sites are 4.4 percent and multi-family (including condos) compile 1.2 percent. There are several areas of residential estate subdivisions proposed, totaling 1.5% of the Riverstone acreage. Riverstone has identified a location for an elementary school located on a minor arterial in the southern portion of the development. Surrounding land uses are shown as single-family detached and residential townhouse.

Brazos River Development Area -

The Comprehensive Plan identifies the Brazos River as a corridor that can provide trails and linear parks to interconnect the Sugar Land area. The river was also identified as a common community element that is an asset to the City. Riverstone proposes open space and parkland along the Brazos River within the General Plan.

Environmental Land Use Issues-

The Riverstone development is proposed on land that had previously been an active oil and gas production field. Although the production fields and oil and gas equipment are being closed and removed, there remains a concern that the property could contain hazardous elements related to the former uses. During the workshop meeting of May 23, 2002, the Planning and Zoning Commission expressed concerns about the development of the property in light of the previous land uses relating to oil and gas production. We have requested that the developer provide documentation from applicable state agencies that indicate compliance with all state statutes and regulations regarding the removal of oil and gas field equipment and well sites. The developer has indicated that the process is currently ongoing and that this information will be provided when available. We have requested that the information be provided prior to the approval of any plats for the property.

Riverstone Development Phasing Plan:

Information on project phasing is required as part of the submittal of general land plans. The Riverstone General Plan includes an exhibit titled “Phasing Plan.” The proposed development of the Riverstone project is expected to occur within the Missouri City ETJ area prior to the Sugar Land ETJ. At present, the portion of Riverstone that has been platted and that is being constructed is within the corporate limits of Missouri City and includes a mixture of commercial and residential land uses. The submitted plan indicates that the areas within the northern portion of the Sugar Land ETJ would likely be developed first, with subsequent developments occurring along Palm Royale and University Boulevards. Most of the initial development is proposed to be residential single family and town-homes. Regardless of the proposed Phasing Plan, any development of the Planned Unit Development (PUD) areas would need to receive Planning and Zoning Commission recommendation and City Council approval.

Riverstone Transportation Analysis and Circulation Plan:

Traffic Impact Analysis -

The applicant has submitted a Traffic Impact Analysis (TIA) and a phasing construction plan has been negotiated. The phasing has been modified to address neighborhood traffic concerns,and illustrates when specific segments of the future roads within the proposed development are to be completed as well as when improvements adjacent to the proposed development will be constructed. The TIA is referenced in the Development Agreement.

The City of Sugar Land Thoroughfare Plan indicates the major arterial of University Boulevard crossing east and west along the project boundaries and collector streets branching off within the project. The Riverstone “Road Hierarchy Plan” supports the recommended designs as to these Thoroughfare Plan elements. However, Oilfield Road was shown as a major collector within the Thoroughfare Plan. The proposed Riverstone design would eliminate a large portion of Oilfield Road and redesign the right-of-way area with lakes. Oilfield Road would terminate at the lake area moving east from the Sugar Land ETJ, and the road section from the Missouri City ETJ would form a T-intersection with University Boulevard. Due to this proposed rearrangement, an amendment to the Thoroughfare Plan was required. The City Council approved the Thoroughfare Plan amendment on Dec. 17, 2002.

During the public discussions that took place prior to General Plan approval, there was considerable concern regarding the future connection of the future north-south collector to Palm Royale Boulevard. The Development Agreement requires certain roadway improvements to be in place before any connection is made to the north. City Council also directed city staff to bring the final design of the future intersection back to the Council for final approval.

Riverstone Water and Wastewater Utilities:

The Riverstone Development within the Sugar Land ETJ is proposed to be served by Fort Bend County Municipal Utility Districts No. 126, No. 127 and No. 128. The Municipal Utility Districts will provide the water and wastewater utilities and will work with the City of Sugar Land Public Works Department through utility agreements.

Riverstone Drainage and Flood Protection:

The Riverstone project will be protected from flooding through the newly created Fort Bend County Levee Improvement District (LID) No. 15, which the City of Sugar Land City Council gave consent to. According to the Public Works Department, the areas where the levees will be placed are presently under land clearing, and the current timetable indicates that construction will begin on the levees mid- to late 2005. Detention and levee infrastructure will be financed and controlled by LID No. 15. The storm sewer collection system will be designed and financed by the Municipal Utility Districts. No onsite detention will be required for those areas inside the levee that are taxed. There are some properties within the boundary of the levee that are not participating in financing, and those properties would have to provide on-site detention.

Riverstone Parkland and River Open Space:

The Riverstone General Plan is in conformance with the Parks, Recreation, and Open Space Master Plan, and the Riverstone project works to implement the goals and objectives relating to the Brazos River Corridor. In addition, Riverstone will provide a public community park area located outside of the Brazos River floodway, which will be located near the western boundary of the project. While the final acreage of the community park has not been determined, the park should meet the requirements for a “Community Park” within the Master Plan, which would provide at least 40 to 150 acres. Estimates are for approximately 80 acres. Additional details of parks and open space are discussed within the Development Agreement.

Development Agreement –

As previously referenced, a set of Development Agreements between Riverstone and the City of Sugar Land were also approved by the Mayor and City Council. The Development Agreement has criteria that includes:

Land Use (Density Agreement sets maximums for single family residential units, apartment units, and acres for commercial and institutional uses)
Design and Construction Standards (Inspection of multi-family and nonresidential private improvements in accordance with Chapter 7 of the Development Code and review under the Sign Regulations (Chapter 4) are also proposed)
Transportation Planning Agreements on University Boulevard and other Roadways
Municipal Utility District Creation
Water and Wastewater Utility Agreements
Future Annexation (Strategic Partnership Agreement, Ch. 43, LGC)
Fire Plan
Parkland

The General Plan was approved with the following contingencies: (Click here for General Plan in pdf)

City of Sugar Land