Telfair General Plan Information

On October 7, 2003, the Sugar Land City approved a General Plan for Telfair as a first step in development of this master planned community.  Since that time there have been three amendments to the Telfair General Plan with the most recent occurring on December 19, 2006.  The plan consists of 2,018 acres in the City of Sugar Land. . The property is located south of US HWY 90A, west of State HWY 6, and east of New Territory Subdivision. Tract 4 is located on the north side of US HWY 59, while Tract 5 is located next to the University of Houston (U of H) Sugar Land Campus on the south side of US HWY 59. Historically, the property has had agricultural operations relating to the Texas Department of Corrections prison farm system in the immediate area. The property is under development, with the exception of the Central State Prison Farm (1939) building complex near the center of Tract 4, and a cemetery located near the northwest corner of Tract 4. The development proposed is predominantly single family, with a mix of multi-family, commercial, Research & Development, public/private parks, recreation, and open space areas.

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The University site is located immediately to the west of Tract 5, and the potential for mutually beneficial development has been identified in the City’s Target Industry Study.

The “Land Use Plan” exhibit indicates the land uses and layouts for the project. The following table illustrates land uses within the Tracts 4 & 5 project by acres and percentages.

Land Uses:	Approximate Acres:	Additional Notes:
Residential Single Family(R-1) & (R-1Z)	860.0	Includes “LV1” & “PF1”
Planned Development (PD) Tract 4- (residential mixed use) “TN1 thru TN6”	58.0	Requires future approval of a Final Development Plan
Townhome Residential “TH-1”	14.5
Commercial/Office (B-O/ B-2/ Future PD) Tracts 4 & 5	248.1	Includes 112 acres known as Crossing at Telfair (90A and SH6)
Mixed Use Tract 4 “MU 2, MU 3, & MU 4”	71.3
Mixed Use Tract 5 “MU1” (office, services, research and development)	95.0	Future PD for research/develop.
Elementary & High Schools	89.1
Civic/Community Area Central State Prison Farm Building Complex	16.5	Within Tract 4 PD Boundary Line
OPEN SPACE AREAS- Neighborhood Parks, Rec., Landscape Easements, Cemetery, Drainage, Lakes, Bayous, Levees	Shown As 433.6	*72  acres of Regional Park *12 acres of AZO2 *2.5 acres of Cemetery
Utility Easements and Drill Sites	34.0
Circulation (Arterials/Collectors)	96.2
Total Acreage:  (approx.)	2018.0

Acreage breakdowns based on Land Use Plan – Amendment 3

The largest land use category out of the 2018 acres is Residential Single Family at 41% using the R-1/ R-1Z standards. Approximately 30% is mixed commercial. Areas of green-space / greenbelts, which would include parks, recreation centers, and landscape easements, total approximately 21% of the overall acreage. Multi-family sites are 1% of the 2,018 acres and included as part of an overall PD concept.  Tract 5 indicates a potential research and development area. Two 12 acre elementary school sites and one 65 acre high school site are included within the plan.  One fire station site has been identified near the existing New Territory community along the extension of New Territory Boulevard.

The Tracts 4 & 5 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 siting of most of the commercial adjacent to major roadways, easements, and ponds limits impact on residential areas. Tract 4 contains an area of residential single family located along the north side of US HWY 59. The applicant has indicated that due to limited access from Texas Department of Transportation (TXDOT), commercial/office development would not be suitable at this location. The applicant has also indicated that a 50’ landscape buffer will be placed along the property adjacent to the US HWY 59 frontage road, and that noise mitigation barriers will be placed along this area. Noise mitigation barrier provisions are required through Chapter 5 (Subdivision Regulations) of the Development Code and will be reviewed during the platting process.

Development Phasing -

Building construction within the proposed development began mid 2005.  As of September 1, 2007, there are 1,503 platted single family lots.  Additional residential lots are anticipated in late 2007.

Major Roadway Plan -

The City of Sugar Land Major Roadway Plan (Ordinance No. 1386) indicates the major arterial of University Boulevard, the extension of New Territory Boulevard going east, and the extension of a street from First Colony to the west for Tract 4. The Major Roadway Plan indicates a continuation of Lexington Boulevard across Tract 5 and connecting to University Boulevard. The Telfair General Plan contains the elements shown within the Major Roadway Plan.

Traffic Impact Analysis -

The applicant submitted a revised detailed Traffic Impact Analysis (TIA) prepared by Brown and Gay Engineers, Inc. that indicates traffic levels and proposed improvements recommended for Tracts 4 and 5. The TIA 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.

Water, Wastewater, Drainage, and Flood Protection -

Telfair is proposed to be served by Fort Bend County Municipal Utility Districts 136, 137, 138, and 139. The Municipal Utility Districts will provide the water and wastewater utilities and treatment, working with the City of Sugar Land Public Works Department through a utility agreement.

The Tracts 4 & 5 project will be protected from flooding through the newly created Fort Bend County Levee Improvement District (LID) No. 17, which the City of Sugar Land City Council gave consent to. Detention and levee infrastructure will be financed and controlled by LID No. 17. The storm sewer collection system will be designed and financed by the Municipal Utility Districts.

Parkland and Open Space -

The Tracts 4 & 5 General Plan is in conformance with the Parks, Recreation, and Open Space Master Plan. The applicant projects a parkland dedication requirement of 47.6 acres, half of which is proposed as private park facilities. The Parks Department has indicated that the public parkland requirement can be satisfied in a regional park. The City can purchase any additional acreage needed to satisfy regional park standards. Additional details of parks and open space will be worked through future preliminary and final plats.  Since the original 2003 General Plan, the acreage for a regional park has not fallen below 72 acres.

Economic Development -

The City Council adopted the Economic Development Plan in September of 2001. It states the City’s intention to “promote a consistent, quality economy that enhances the standard of living for our residents and to provide the necessary resources for the City of Sugar Land through an expanded and diversified tax base”. City Council directed that this General Plan involve the City’s preference to maintain a certain amount of land available for economic development purposes and an intention to annex the tracts.

In May, 2001, the City adopted Resolution No. 01-24, which provides for a reimbursement of 100% of City taxes, minus the cost of providing required services, if the developer of Tracts 4 and 5 shows a land use mix of not less that 30% nonresidential use. While the resolution does not actually restrict the nonresidential component, it does relay the City’s preferred mix of uses. When comparing just the nonresidential to residential mix, the submitted General Land Plan shows approximately 31% nonresidential and 69% residential. The intent of the Resolution was to set aside land for economically strong uses, or basic industries. The 95 acres shown on Tract 5 as “mixed use” would allow the full range of uses that would accommodate the Texas Energy Center or a similar use.

Development Agreement -

As previously referenced, a Development Agreement between the developers of Tracts 4 & 5 and the City of Sugar Land was signed at the same time as the adoption of the General Plan. The Development Agreement relates primarily to infrastructure and utility issues and links the development to the latest approved General Plan.

Public input -

The General Plan does not require public hearings. However, the developer did hold two public meetings in response to staff’s recommendation. Most of the issues raised were community-wide or regional concerns, such as school overcrowding, traffic, and wastewater treatment plant locations. There was no direct opposition voiced to the concept the developer presented.

Land Use Plan Exhibit: (click here for pdf)